Modern Family Home Makeover

Scope of work

• Floor-to-ceiling renovation of the main living areas
• Bathrooms rebuilt, including a full-height tile feature wall in the shower
• Custom fireplace feature
• Open entertaining area
• Premium fixtures and fittings throughout
• Plumbing and electrical brought up to current code wherever walls were opened

What actually drives the cost in an older LA home

Once the tile and plaster come off, you generally find the original galvanised supply lines at the end of their service life, and waterproofing that predates anything close to current standards. None of that is visible on a walkthrough.

We open and inspect during the estimate rather than after signing, so the code work sits inside the scope the owner agreed to instead of arriving in month two as a change order.

The part nobody can inspect later

The waterproofing assembly in every wet area is detailed to code and photographed before the tile goes on. Once it is covered, no inspection can tell you whether it was done properly, which is exactly why it gets documented.

How the job was run

A written, line-item scope signed before demolition, and a locked price. Weekly photo updates so the owners could follow progress without standing on site. Permits pulled under California licence 1008892, in our name, never the homeowner's.