Whole-Home Remodeling contractor —
Seattle & Puget Sound.
A whole-home remodel is closer to new construction than to a kitchen refresh. We sequence demo, structural, MEP, envelope, and finish work as one program so the house comes back better than new.
A whole-home remodel is closer to new construction than to a kitchen refresh. By the time you have replaced HVAC, electrical, plumbing, insulation, windows, and finishes, you have effectively rebuilt the house inside the original envelope. We sequence it like new construction — one general supervisor, one schedule, one budget — instead of stacking subs against each other.
Most whole-home programs in Seattle and the Eastside combine a layout reset (kitchen-living-dining open plan), full MEP replacement, envelope upgrade (insulation + windows + air sealing), and a structural reinforcement pass (seismic retrofit, beam upgrades). The sequence matters: structural first, then MEP, then envelope, then finishes.
What we build
SCOPE- 01Down-to-studs reset
- 02Structural reconfiguration
- 03Full MEP replacement
- 04Envelope + insulation upgrade
- 05Code + seismic updates
- 06Designer finish coordination
Phased process
PROCESS- 01
Pre-construction
Existing-conditions survey, structural assessment, MEP load calc, energy model, fixed scope and material list. Permit set drawn.
- 02
Permit & engineering
Building, mechanical, electrical, plumbing, energy-code submittal. Structural engineer stamps beams, shear walls, and any seismic retrofit.
- 03
Demo & abatement
Asbestos / lead testing if pre-1978. Selective demo to studs and subfloor; full demo for whole-home reset.
- 04
Structural & MEP rough
Frame new openings, install beams, run all new electrical, plumbing, gas, and HVAC. Continuous insulation if envelope is opened.
- 05
Insulation & drywall
Closed-cell or batt + blown insulation to WSEC 2021, vapor management correct for climate zone 4C, drywall hung and Level-5 finished.
- 06
Finishes
Flooring, cabinetry, counters, tile, paint, millwork, lighting, and appliances in sequence.
- 07
Punch, inspection, handover
Final inspections (each trade), blower-door test, energy-code compliance documentation, warranty package.
Spec sheet
SPEC- +Heat-pump HVAC (Mitsubishi, Daikin, Bosch) sized via Manual J load calc
- +Heat-pump water heater (HPWH) or tankless gas where venting allows
- +200A electrical service, all new copper wire, AFCI/GFCI per current NEC
- +PEX plumbing supply, ABS or PVC waste, with full re-pipe option
- +Triple-pane fiberglass or composite windows (U-0.25 or better)
- +Continuous exterior insulation, vapor-managed wall assemblies
- +Smart-home backbone (Cat-6, Wi-Fi 6 access points, structured wiring)
Cost drivers
COST- Foundation condition (post-and-beam vs concrete)+$25K–$120K for replacement, underpinning, or seismic retrofit
- Roof age (replace during remodel?)+$18K–$55K if combined with envelope upgrade
- Asbestos / lead abatement+$8K–$45K for pre-1978 houses
- Live-out vs live-inLive-out is often 10–15% faster; rent budget offsets some of the saving
- Finish levelSame square footage can range $250K–$1M+ depending on cabinetry, stone, fixtures, and millwork
Codes & permits
COMPLIANCE- WSEC 2021 (residential)
Whole-home remodels often trigger full code upgrade — continuous insulation, blower-door verification, heat-pump or equivalent.
- Seattle SDCI substantial remodel
If valuation exceeds 50% of replacement cost or scope removes >50% of structure, energy code applies to the entire house, not just the remodeled portion.
- IRC R301 / WAC 51-50
Seismic Design Category D2 for most of Puget Sound — shear walls, holdowns, and engineered connectors required for structural work.
- EPA RRP rule (lead)
Pre-1978 homes require certified Renovation, Repair and Painting protocols whenever painted surfaces are disturbed.
Is whole-home remodeling the right call?
- →House is 1940s–1980s with original MEP, knob-and-tube, or galvanized supply
- →Layout doesn't match how you live (closed-off kitchen, undersized bath)
- →Buying a fixer and want a single program instead of staged renovations
- →Combining seismic retrofit, energy upgrade, and finish refresh under one contract
Whole Home questions
FAQQ.01
How much does a whole-home remodel cost?
Mid-range down-to-studs renovation: $300–$500/sf installed. High-end: $500–$900/sf. A 2,500 sf home typically runs $750K–$1.8M depending on finish level and structural scope.Q.02
Should we live in the house during construction?
Almost never for a true whole-home program. The dust, noise, and trade traffic make it untenable. Plan on 6–10 months of off-site rental.Q.03
Can we save money by phasing the work?
Sometimes, but you pay twice for protection, mobilization, and overhead. Phasing only pencils if you genuinely cannot fund the full program at once or if structural sequencing requires it.Q.04
Will it pass current energy code?
Yes — we design to WSEC 2021 from day one and document compliance for the SDCI substantial-remodel pathway. Most owners exceed code on insulation and air sealing voluntarily.Q.05
How much does the project add to home value?
In the Seattle / Eastside market, full whole-home remodels typically recover 75–110% of cost at sale, depending on neighborhood and finish quality. The non-financial gain — a house that fits how you live — is usually the bigger return.
Official resources & sources
- Source ↗WSEC 2021 Residential Energy CodeEnvelope, HVAC, hot-water and air-sealing requirements
- Source ↗WA HB 1110 — Middle housing lawStatewide middle-housing zoning preemption
- Source ↗WA HB 1337 — ADU statewide rulesTwo-ADU baseline, no owner occupancy, parking limits
- Source ↗WA Dept. of Commerce — ADU resources
- Source ↗WA L&I contractor license lookupVerify Golden State ADU Builders Inc · GOLDESA747LZ
- Source ↗Washington State Building Code CouncilStatewide adopted codes (IRC, IBC, WSEC)
Ready to scope your whole home project?
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