Whole House Renovation Estimate

Framing establishes the new layout and structural integrity. Labor costs reflect carpentry skill level and complexity of the new floor plan. Material costs depend on lumber grades, engineered wood products, and any required steel components. Coordination with mechanical trades is critical to avoid rework.

• Construct new walls, openings, and structural supports per plans
• Install beams, posts, and headers for load redistribution
• Frame new window and door openings
• Add blocking for future fixture mounting
• Coordinate with mechanical trades for penetrations

Plumbing rough-in distributes water and waste throughout the house. Per-fixture pricing captures the variability in fixture count and complexity. Labor includes precise layout, drilling, and assembly. Materials cover pipe, fittings, valves, and test equipment. Early coordination with framing prevents costly notching or beam penetrations.

• Run supply and waste lines to all fixture locations
• Install venting through roof or exterior walls
• Pressure-test all piping before concealment
• Coordinate fixture rough-in dimensions with cabinetry
• Provide stub-outs for future appliance connections

Electrical rough-in installs the nervous system of the home. Square-foot pricing reflects the density of devices and circuit complexity. Labor covers pulling wire, mounting boxes, and panel work. Materials include cable, boxes, breakers, and low-voltage wire. Early design decisions on lighting and technology significantly impact scope.

• Run cables to all outlet, switch, and fixture locations
• Install panel upgrades and new circuits as needed
• Provide dedicated circuits for kitchen, laundry, HVAC
• Run low-voltage wiring for data, audio, security
• Coordinate with framing for box placement and drilling

HVAC rough-in delivers comfort and air quality. Costs are driven by equipment efficiency, ductwork complexity, and ventilation requirements. Labor includes equipment setting, duct fabrication, and sealing. Materials cover the unit, ductwork, insulation, registers, and controls. Proper sizing depends on the final insulation and window package.

• Install heating/cooling equipment (furnace, heat pump, air handler)
• Run supply and return ductwork to all rooms
• Install ventilation system (ERV/HRV) per code
• Run refrigerant lines and condensate drains
• Coordinate equipment placement and service access

Insulation and air sealing define the thermal envelope. Square-foot pricing varies by material type (fiberglass, cellulose, foam) and target R-value. Labor includes careful fitting around obstructions and air-sealing details. Material cost spans a wide range from basic batts to high-performance spray foam. Quality installation is critical for long-term performance.

• Install wall cavity insulation (batts, spray foam, or dense-pack)
• Insulate attic/roof to current code R-values
• Insulate rim joists, crawlspace walls, and basement walls
• Air-seal penetrations, top plates, and rough openings
• Verify installation meets energy code requirements

Drywall creates the finished wall and ceiling surfaces. Pricing is based on total board area, which is typically a multiple of floor area. Labor covers hanging, taping, multiple coat applications, and sanding. Materials include board, joint compound, tape, and fasteners. Moisture-resistant products are required in wet areas. Schedule protection from follow-on trades.

• Hang gypsum board on walls and ceilings
• Tape and mud joints to level 4 finish
• Install moisture-resistant board in bathrooms/laundry
• Apply corner bead and protective edging
• Sand and prepare surfaces for paint

Trim and doors provide architectural detail and functionality. Costs scale with linear footage of trim and door count. Labor includes precise cutting, fitting, and hardware installation. Materials cover millwork, doors, hinges, latches, and adhesives. Wood species, profile complexity, and pre-finish vs. site-finish choices drive material variance.

• Install baseboards, casing, crown, and chair rail
• Hang pre-hung interior doors with hardware
• Install closet shelving and rod systems
• Apply wood filler, caulk, and touch-up sanding
• Coordinate with flooring for baseboard height

Flooring establishes the walking surface and aesthetic foundation. Square-foot pricing varies widely by material: solid hardwood, engineered wood, tile, luxury vinyl, carpet. Labor includes subfloor prep, layout, installation, and finishing (if site-finished). Materials span budget to premium products. Subfloor condition and moisture mitigation can add significant cost.

• Prepare subfloor (level, clean, moisture test)
• Install underlayment per manufacturer specs
• Lay flooring (hardwood, tile, LVP, carpet, etc.)
• Install transitions, reducers, and stair nosings
• Protect finished floors during remaining work

Painting provides the final color and protection. Pricing is based on surface area to be coated. Labor covers prep, priming, multiple finish coats, and detail work. Materials include primer, paint, caulk, and sundries. Sheen level, number of colors, and decorative techniques affect labor intensity. High-quality paint improves durability and coverage.

• Prime all new drywall and bare trim
• Apply finish coats to walls, ceilings, trim, doors
• Caulk trim joints and touch-up nail holes
• Apply specialty finishes (glazes, textures) if specified
• Final touch-up and sheen verification

Cabinetry and countertops are focal points of kitchens and baths. Linear-foot pricing reflects cabinet run length. Labor includes assembly, leveling, scribing to walls, and hardware installation. Materials cover cabinet boxes, doors, drawers, countertop slabs, and backsplash. Custom vs. semi-custom vs. stock, wood species, and countertop material drive the wide cost range.

• Install kitchen base, wall, and tall cabinets
• Install bathroom vanities and linen cabinets
• Set countertops (stone, quartz, solid surface)
• Install backsplash tile or slab material
• Align and adjust doors, drawers, and hardware

Plumbing trim completes the water delivery and waste system. Per-fixture pricing captures the variety of fixture types and quality levels. Labor includes setting fixtures, making final connections, and testing. Materials are the fixtures themselves, supply lines, valves, and sealants. Selection timing is critical — fixtures must be on site for rough-in verification and countertop templating.

• Install toilets, sinks, faucets, shower/tub trim
• Connect supply lines and waste connections
• Install water heater and expansion tank
• Test all fixtures for leaks and proper operation
• Coordinate with countertop installation for undermount sinks

Electrical trim activates the rough-in infrastructure. Square-foot pricing reflects device density and fixture specification level. Labor covers device installation, fixture hanging, and final connections. Materials include devices, plates, light fixtures, and smart devices. Fixture weight, dimming requirements, and control complexity affect labor. Panel labeling is a code requirement often overlooked.

• Install switches, receptacles, and cover plates
• Mount light fixtures, fans, and recessed cans
• Connect appliances and dedicated circuits
• Install smart home devices, thermostats, sensors
• Label panel directory and verify all circuits

HVAC finish turns installed equipment into a calibrated comfort. The total estimate ranges from approximately $238,000 to $400,000, reflecting Seattle's premium labor market and the wide material selections typical of full gut renovations. Major cost drivers include cabinetry/countertops, flooring, and mechanical systems. Contingency of 10-20% is recommended for unforeseen conditions in existing structures. equipment into a commissioned system. Per-system pricing covers the final startup and verification. Labor includes register installation, refrigerant charging, airflow balancing, and safety testing. Materials cover registers, thermostat, refrigerant, and test instruments. Proper commissioning ensures efficiency, comfort, and equipment longevity. Coordination with the building envelope performance is essential.

• Install registers, grilles, and diffusers
• Set and program thermostat(s)
• Charge refrigerant and verify superheat/subcool
• Balance airflow to design CFM per room
• Test combustion safety and ventilation rates

Appliance installation integrates owner-supplied equipment into the finished kitchen and laundry. Per-unit pricing covers the mechanical and utility connections. Labor includes uncrating, leveling, connecting utilities, and startup verification. Materials are minimal — typically gas flex lines, water supply connectors, and vent duct. Scheduling delivery after cabinetry and countertops are complete avoids damage and rework.

• Uncrate and inspect all appliances
• Connect electrical, gas, water, and venting
• Level and secure built-in units
• Verify operation of all functions
• Remove packaging and protect finishes

Final cleanup and punch list deliver a move-in ready home. Square-foot pricing covers the thorough cleaning and detail correction. Labor includes debris removal, detailed cleaning of all surfaces, and addressing punch list items. Materials are cleaning supplies, touch-up paint, and caulk. A systematic punch list process with the owner ensures satisfaction and timely project closeout.

• Remove all construction debris and dust
• Clean all surfaces, glass, fixtures, and appliances
• Touch-up paint, caulk, and finish blemishes
• Verify all systems operate per design
• Compile and complete punch list items