Whole-House Renovation in Boston, MA
Whole-house renovation in Boston and nearby towns
We take older houses in Boston and nearby towns down to the framing where it makes sense. Then we rebuild the systems and finish every room as one project.
- Licensed and insured in Massachusetts
- Design, permits and construction by one team
- Itemized written estimate
When a gut renovation makes sense
A gut renovation strips the house to the studs and joists. It makes sense when wiring, plumbing, insulation and layout all need work.
A pre-1940 house in Dorchester or Somerville often hides knob-and-tube wiring, galvanized supply lines, cast-iron drains and no insulation. Opening everything once costs less than coming back for each system on its own.
If the systems were updated in the last twenty years, a selective renovation may be the better call. A new kitchen, two baths, one wall removed. We tell you which one you have after the first site visit.
Opening up the floor plan
Older Boston houses were built as a chain of small rooms. The wall between the kitchen and the dining room is the one most people want gone, and it almost always carries load.
We bring in a structural engineer for any wall that does. The engineer sizes the beam, usually LVL or steel, and stamps the drawings the city asks for. We shore the floor above, cut the wall, set the beam and carry the load down to new posts and footings.
A flush beam hidden in the ceiling costs more than a dropped beam you can see. Posts need a path to the foundation. We show both options in the 3D design before you choose.
Systems we replace while the walls are open
None of this shows once the walls close.
- Electrical. A new 200-amp service, panel and wiring to every room. Knob-and-tube comes out entirely. It cannot be buried in insulation, and insurers ask about it.
- Plumbing. Galvanized and cast iron give way to PEX or copper supply and PVC drains. We also check the water line from the street, often undersized in older houses.
- Heating and cooling. A gut is the one chance to run ductwork cleanly, and the time to choose between the old boiler and heat pumps.
- Insulation. Dense-pack cellulose or spray foam in the walls, air sealing at the rim joist and attic, new windows if the budget allows.
- Lead paint. In a house built before 1978, Massachusetts regulates how painted trim and plaster come out, and it gets its own line in the estimate.
Brownstones and Victorians need their own approach
A South End or Back Bay brownstone is a masonry shell with wood floors spanning party wall to party wall. Everything comes in through the front door or the rear alley. A dumpster on the street needs a street occupancy permit.
Exterior changes, even a new rear window, go through the South End Landmark District Commission or the Back Bay Architectural Commission. We handle those filings. Inside, plaster cornices and marble mantels can usually stay while everything behind them is replaced.
Victorians and Queen Annes in Brookline and Newton bring different problems: balloon framing and additions from several decades. Balloon framing needs fire blocking before insulation goes in, and the floors are rarely level.
Phased work or all at once
All at once is cheaper per room and faster overall. One permit, one dumpster, one round of inspections, and no finished rooms to protect from dust.
Phased work spreads the cost and lets you stay in the house. The second floor this year, the kitchen next. It works best when the systems are done first, so later phases do not reopen finished walls. We can price it both ways.
Where you live while we work
For a full gut, plan to move out. There is no water, heat or kitchen for weeks.
For selective work, we can seal off a floor and keep one bathroom and a temporary kitchen running. Condo buildings set their own hours and elevator rules, and we schedule around them.
Five steps from first call to walkthrough
Site visit and 3D design
We walk the house, basement and attic included, and tell you what we see. Then you get a 3D model of the new layout. Changes on screen cost nothing. Changes after framing cost real money.
Itemized estimate and permits
Every line, from the dumpster to the door hardware, in writing. We file permits with Boston ISD or your town, plus historic review where it applies.
Demolition, structure and rough-ins
Walls come down and beams go in. Then framing, wiring, pipes and ducts, with a rough inspection for each trade. One project manager answers your calls and sends a weekly update.
Insulation, walls and finishes
Insulation inspection first, then blueboard and plaster or drywall. Floors, tile, cabinets, trim, paint and fixtures follow, then final inspections.
Final walkthrough and warranty
We go room by room with you, fix the list, and hand over a written workmanship warranty.
What the price depends on
We quote whole-house work after a site visit.
| What we look at | Why it matters |
|---|---|
| Gut or selective | A gut means more demolition, disposal and drywall. Selective work costs less but means protecting finished rooms. |
| Structural changes | Each bearing wall removed adds an engineer, a beam, posts and often footings in the basement. |
| Systems | New electrical service, full repiping and heat pumps are each a large line. Keeping a recent boiler saves money. |
| Finishes | Stock cabinets and porcelain tile at one end. Custom millwork, stone slabs and plaster at the other. |
| House condition | Rotted sills, asbestos floor tile or lead paint add work you cannot see until demolition. |
| Access and approvals | A brownstone with no driveway costs more to supply than a Colonial in Needham. Historic districts and condo boards add time. |
Questions homeowners ask
How long does a whole-house renovation take?
A full gut of a three-bedroom house usually takes six to nine months of construction. Design, engineering and permits add a few months before that. Selective renovations run shorter.
Do I need a permit for interior work?
Yes. In Boston, ISD issues the building permit for structural, electrical or plumbing changes, and each trade pulls its own. Paint and flooring alone usually do not need one.
Can you renovate a condo?
Yes. The association approves the plans before we file for permits, and most boards ask for our license and insurance certificates. Allow a few weeks for that step.
Will you keep the original details?
Where they are worth keeping, yes. Plaster medallions, newel posts, pocket doors and wide pine floors can be protected or reinstalled. It costs more than replacing them, and we show that line.
Where we work
Our office is in the South End. We take whole-house projects across Boston and about 30 miles out, from Somerville and Arlington to Milton, Quincy and Hingham.
Get a free estimate
Tell us about the house and what you want to change, and we will call to set up a site visit. Or call (857) 228-5854, 7:00 AM to 10:00 PM.
