Remodeling in Back Bay, South End and Beacon Hill
Kitchens, baths and whole-unit renovations in central Boston
We remodel brownstone units, townhouses and condos in Back Bay, the South End and Beacon Hill.
- Licensed and insured in Massachusetts
- Design, permits and construction by one team
- Itemized written estimate
What is behind the plaster
Most of the housing here went up in the 1800s. Behind the plaster sit brick party walls, heavy old lumber and floors that settled long ago.
Many were cut into condos decades ago. That means shared risers, a tight mechanical closet and a drain stack you cannot move without talking to the unit below.
Expect knob-and-tube wiring in walls that were never opened, and cast-iron drains. We look for both at the site visit and price the fix in the estimate, not in a change order.
Who has to approve the work
Back Bay, Beacon Hill and the South End each have a landmark or architectural commission. It reviews what shows from the street: windows, doors, railings, roof decks. A new kitchen or a moved bathroom wall normally stays between you, your building and the city.
Building permits come from the Inspectional Services Department. We file them, schedule the inspections and keep the permit card posted in the unit.
A condo association usually wants plans and our insurance certificate before it signs off. Some trusts also limit work hours or elevator use. We ask for the building rules at the first meeting.
Getting materials in and debris out
There is no driveway, so cabinets, tile and the tub come in through the front door or up the back stairs. We measure stair turns and the elevator cab before ordering, because a vanity that misses the landing goes back to the supplier.
Debris leaves the same way. A dumpster on Marlborough, Tremont or Pinckney Street needs a street occupancy permit, so we apply before demolition day.
Neighbors share your walls. We cover the common hallway, run a vacuum on every saw and keep loud demolition inside the hours your building allows.
What people here ask us for
Galley kitchens that work
Many kitchens here sit in a former hallway or rear ell. We fit a 30-inch range, a counter-depth fridge and a dishwasher, then win back storage with cabinets run to the ceiling. A full kitchen remodel starts at $35,000.
Small baths with storage
A five-by-seven bath usually sits over a neighbor’s ceiling, with a cast-iron drain between. We replace the drain while the floor is open, add a niche in the tub wall and hang the vanity off the floor.
The whole unit at once
One plan and one crew for kitchen, baths, floors, wiring and plaster. A whole-unit renovation is the time to pull old wiring and galvanized supply lines while the walls are open.
Hand-painted walls and ceilings
Dining rooms and stair halls here suit decorative paint. We do murals, stenciled borders and glazed finishes by hand, once the dust is gone.
How a project runs here
Site visit and building rules
We measure the unit, open the panel, check the stack and walk the stairs. You get an itemized written estimate, not a price per square foot.
3D design and approvals
You see the room in 3D before anything is ordered. We submit to your association and file with ISD. If a window or door changes, we prepare the commission application.
Construction with one contact
One project manager runs your job from demolition to paint. Weekly updates cover what was done, what comes next and what we need from you.
Final walkthrough and warranty
We walk the unit with you, finish the punch list and hand over the written workmanship warranty with the signed-off permit.
Questions we hear in these neighborhoods
Do I need commission approval for an interior remodel?
Normally no. The Back Bay and Beacon Hill architectural commissions and the South End Landmark District Commission review exterior changes. Interior work goes through ISD and your condo association.
How long does a bathroom take in a condo?
Construction usually takes four to eight weeks once materials are on site. Association approval and permit review come first, and that wait varies by building.
What about lead paint?
Nearly every house here predates 1978, so assume it is there. Massachusetts regulates how it is disturbed. Containment, cleanup and disposal are in the estimate, not an extra.
Can you work while I live in the unit?
Yes, for a kitchen or one bath. We seal the work area with plastic walls and keep a second bathroom working if you have one. For a whole-unit renovation, moving out during construction saves time and money.
Where we work
Our office is at 234 W Newton St in the South End. We cover the towns within about 30 miles of Boston.
Get a free estimate
Tell us the street, the room and what bothers you about it, and we call back to set up a site visit. A call to (857) 228-5854, 7:00 AM to 10:00 PM, works too.
