Whole House Remodels

We serve Northern California across three regions: the San Francisco Bay Area (six counties from Alameda to Santa Clara), Greater Sacramento (Sacramento out to Roseville, Folsom, and Davis), and the Central Valley (Stockton to Modesto). Our crews are based in Castro Valley. We handle permits and know the building codes for each jurisdiction, which matters because requirements and fees vary significantly between cities.

We offer $0-down financing with approved credit, 12-month same-as-cash plans, and extended terms up to 15 years for larger projects. You only pay for completed, inspected work — we never ask for full payment before the job is done. Your project manager will walk you through every option during your estimate appointment. We also accept checks, ACH, and all major credit cards.

Yes. CSLB License #1078806 — verify it anytime at cslb.ca.gov. We carry $2M general liability, full workers’ comp, and are bonded per California law. We hold GAF Master Elite, Owens Corning Preferred, CertainTeed ShingleMaster, and James Hardie Elite Preferred certifications — each requires annual training and quality audits to maintain. We’re happy to provide proof of insurance before any work begins.

Most exterior projects in Northern California require a building permit. Fees vary by city — Oakland runs $200–$600, Peninsula cities often more. We handle the entire permit process: application, plan submission, and scheduling inspections. Permit fees appear as a separate line item in your estimate so you’ll see every cost upfront. For homes in WUI fire zones (Berkeley Hills, Oakland Hills, parts of Marin), we ensure full compliance with local fire-rated material requirements.

Whole-house remodels cost $200–$500 per square foot depending on scope and finishes. A gut renovation of a 1,500 sq ft home runs $300K–$500K with mid-range finishes. Premium finishes push costs to $400–$500/sq ft. San Francisco and Palo Alto projects typically cost 15–25% more than Fremont or San Jose. Hamilton Exteriors provides itemized estimates broken down by trade and material.

Remodeling is usually more cost-effective when the foundation and primary framing are sound. A remodel also preserves your Proposition 13 property tax base on the existing structure. Tear-down makes sense when the foundation needs full replacement, the layout is fundamentally incompatible with your needs, or you want to significantly increase the home's footprint. Our pre-construction assessment evaluates the existing structure and provides a clear recommendation.

Pre-construction design and material selection: 4–8 weeks. Permitting: 6–10 weeks. Demolition: 1–3 weeks. Structural work and rough-ins: 4–8 weeks. Finish work: 6–10 weeks. Total: 4–8 months from permit approval. Homes requiring asbestos abatement, seismic retrofit, or historic preservation review add 2–6 weeks to the schedule.

Yes, and we strongly recommend it. When walls are already open during a remodel, adding foundation bolting, cripple wall bracing, and hold-down anchors costs 30–40% less than a standalone retrofit. For soft-story buildings common in San Francisco and Oakland, this can save $15,000–$25,000 while bringing your home up to current seismic standards. It's the most cost-effective time to address earthquake safety.

In pre-1978 Bay Area homes, we commonly find lead paint, asbestos in popcorn ceilings or floor tiles, knob-and-tube wiring, galvanized plumbing, termite damage, dry rot in wall framing, inadequate or missing insulation, and foundation issues like settling or insufficient bolting. We document all findings, provide transparent change order pricing, and proceed only with your written approval. We recommend a 15–20% contingency budget for homes over 50 years old.

For a true gut renovation, yes. Selective demolition creates dust, noise, and exposes the home to weather. Electrical and plumbing disconnections eliminate basic utilities for periods of the construction. Most Bay Area homeowners arrange temporary housing for 3–6 months during the active construction phase. We can phase the work to maintain habitability in a portion of the home for lighter-scope remodels, but this extends the timeline by 30–50%.

San Francisco requires a building permit through the Department of Building Inspection (DBI), with separate sign-offs for structural, electrical, plumbing, and mechanical work. If your home is in a historic district (Alamo Square, Pacific Heights, the Castro), exterior modifications require Historic Preservation Commission review. Adding square footage triggers planning department review for lot coverage and density compliance. Our permit team navigates the full process and manages all plan check responses.

Most pre-1980 Bay Area homes need a panel upgrade from 100-amp to 200-amp service. Homes with knob-and-tube wiring require full rewiring. Modern kitchens need dedicated 20-amp circuits for refrigerators, dishwashers, microwaves, and countertop receptacles, plus a 50-amp circuit for electric ranges. We also add circuits for EV chargers, home offices, and outdoor lighting. All new wiring uses arc-fault and ground-fault circuit interrupters per current code.

Absolutely. Combining a remodel with layout changes or additions is the most cost-effective approach because the house is already in construction mode. Common combinations include opening walls between kitchens and dining rooms, adding primary suites, converting garages, or extending the building footprint. Combining projects eliminates duplicate mobilization costs, scaffolding, and general conditions.

California law requires certified testing before disturbing materials in pre-1978 homes. We coordinate licensed asbestos and lead abatement contractors who perform testing during the pre-construction phase and handle removal during demolition following Cal/OSHA and Bay Area Air Quality Management District protocols. Abatement costs vary but typically run $3,000–$15,000 depending on the extent of contaminated materials.

HELOCs are the most popular option for Bay Area homeowners with significant equity, offering flexible draws as construction milestones are completed. Home equity loans provide fixed payments for homeowners who prefer predictability. Cash-out refinancing works well when current mortgage rates are favorable. FHA 203(k) renovation loans roll the remodel cost into a single mortgage, ideal for recent purchasers. We can connect you with lenders experienced in construction financing.

Under Proposition 13, California reassesses only the value of new construction, not your entire property. A $400K remodel on a home with a $200K assessed value would result in assessment of the new improvements at current market value, added to your existing base. Your original assessed value remains protected. Expect roughly $4,000–$5,000 in additional annual property tax for a major remodel. Consult your county assessor for specific calculations.

A cosmetic remodel updates surfaces: paint, flooring, countertops, fixtures, and cabinet refacing. It doesn't touch walls, plumbing, electrical, or structure. A gut renovation strips the home to studs (and sometimes to foundation), allowing replacement of all mechanical systems, structural reinforcement, insulation upgrades, and complete layout reconfiguration. Gut renovations cost 2–3x more but address every system in the home and last 30–50 years.

Oakland requires separate trade permits for electrical, plumbing, and mechanical work in addition to the building permit, which increases permit fees and inspection scheduling complexity. Berkeley's planning department requires use permit review for projects that significantly alter a home's footprint or add dwelling units. Both cities have adopted the California Existing Building Code provisions that allow some flexibility in seismic upgrade requirements for existing structures. Permit timelines run 6–10 weeks for Oakland and 8–12 weeks for Berkeley.