Structure, plumbing, electrical, HVAC, insulation, drywall, millwork, flooring and paint — sequenced through one schedule and priced line by line.
A whole-home remodel is a sequence problem more than a construction problem. Every trade depends on the one before it, inspections sit at fixed points, and a delay in the middle pushes everything behind it.
Leafair runs full gut remodels across San Francisco: demolition, structural changes, plumbing, electrical, mechanical, insulation, drywall, millwork, flooring, tile and paint, coordinated through one contractor with one schedule.
Interior taken back to framing, then structural changes — removing walls, carrying loads across new openings, correcting what previous work left behind.
Supply, waste and venting replaced; the electrical brought up to a service and layout that suits how the house is actually used.
Heating and ventilation designed for the new layout, then insulation before anything is closed up.
The two rooms that set the tone. See kitchen remodeling and bathroom remodeling for how each is run.
Drywall hung and finished, trim and built-ins made and fitted, flooring laid — the stage where the quality of the framing underneath becomes visible.
Final finishes, fixtures and the punch list, worked through with you room by room rather than declared finished.
Funston Street combined foundation work, structural framing, a full kitchen, a wet bar, glass partitions and stair work in one project. Dundee ran further still — exterior siding and weatherproofing, a kitchen with an island, a vaulted bedroom ceiling, a wet-pour bathroom floor, a cedar sauna and a workshop build.
Both are worth looking at for the process photographs, not only the finished rooms.
Every trade priced as its own line so you can see what you are paying for. Changes written up, priced and agreed when they arise. Inspection holds respected rather than worked through. A schedule issued with the estimate and updated as the job runs.
On a job of this length, the discipline around change orders matters more than the initial number.
A remodel changes finishes and some layout. A full gut takes the interior back to framing so that plumbing, electrical, mechanical, insulation and structure can all be replaced. Once you are opening most of the walls, a gut is often the more economical route.
Rarely, on a genuine full gut. With no working kitchen, bathrooms out and power down in sections, most households move out. Phased remodels where one floor is completed before the next begins are possible and take longer overall.
By pricing every trade as its own line rather than as a lump, and by writing up changes as they arise instead of at the end. If work is added on site, it is priced and agreed before it is built.
Months, and the honest answer depends on structural scope, permit review and how many trades have to be sequenced. You get a schedule with the estimate.
Leafair will walk the site, talk through what is realistic, and give you a written estimate priced line by line. Estimates are free.
