Renovation Investment Guide | SF Contractor

Renovation pricing is not a mystery. It comes down to square footage, finish level, and how much of the existing structure has to move. Below are the ranges our projects actually land in, with a worked example for each so you can see how a range turns into a real number. A firm price always comes after a site visit.

Decks and Outdoor Living

Decks are priced by the square foot. The spread comes down to material, framing height, stairs, and railing.

Pressure-treated wood: $35 to $55 per sq. ft. The workhorse option. Where you land in that range depends on framing complexity, how many stair runs you need, and whether the railing is basic pressure-treated or an aluminum and glass upgrade.

Example: A 16 ft. x 12 ft. deck (192 sq. ft.) off a rear kitchen door, one set of stairs to grade, standard wood railing — roughly $6,700 to $10,600.

Premium composite, e.g. Trex: $65 to $95+ per sq. ft. Identical framing underneath. The decking, fascia and railing packages cost more up front and give you back every weekend you would have spent sanding and staining.

Example: That same 192 sq. ft. deck in composite with matching composite railing runs about $12,500 to $18,200, and more again with integrated lighting or a wide stair landing.

Bathroom Remodeling

Bathrooms are priced per room, not per square foot. Fixture count and plumbing drive the cost far more than floor area does.

Powder room refresh, 2-piece: $8,000 to $12,000 New vanity, toilet, flooring and paint. The layout does not change, no walls move, no drains get relocated.

Example: A main floor powder room in a 1980s two-storey. Out goes the builder vanity and toilet, in goes a 24 in. vanity with a quartz top, porcelain tile floor, new toilet, new lighting and paint. Roughly $9,500.

Standard guest or full bath, 3-piece at about 5 ft. x 8 ft.: $18,000 to $28,000 A full gut. New tub or shower surround, custom tiling, vanity, plumbing fixtures and flooring.

Example: An upstairs main bath taken back to the studs. New tub with tile to the ceiling, a niche, a 48 in. vanity, new toilet, heated tile floor and an exhaust fan actually vented outside. Roughly $24,000.

Kitchen Remodeling

Kitchens are the most variable renovation in the house, so we group them into three tiers. The biggest single jump in cost happens the moment the layout changes.

Tier 1 — Cosmetic refresh: $20,000 to $35,000 Layout stays put. Paint or reface the existing cabinets, entry-level quartz or granite, new backsplash, new hardware, new flooring.

Example: A galley kitchen with dated but solid maple boxes. Doors and frames sprayed, new hardware, entry-level quartz, subway tile backsplash, luxury vinyl plank floor. Roughly $27,000.

Tier 2 — Pull and replace: $45,000 to $75,000 A complete gut that keeps the original layout. New semi-custom cabinetry, premium stone counters, under-cabinet lighting, full tile backsplash. Because the plumbing and gas stay where they are, you get an entirely new kitchen without paying to move services.

Example: An L-shaped kitchen with an island stripped to the drywall. Semi-custom cabinets to the ceiling, premium quartz on the perimeter and island, full-height backsplash, under-cabinet lighting, new flooring. Roughly $62,000.

Tier 3 — Custom and open-concept: $85,000+ Major layout changes. Walls come down, plumbing and gas lines move, cabinetry is fully custom, finishes are high-end. This tier carries costs the first two do not: engineering, permits, and temporary support while the framing is open.

Example: Removing the wall between a closed kitchen and dining room, adding an LVL beam, relocating the sink to a new island, custom cabinetry with integrated appliance panels and natural stone counters. Starts around $95,000 and climbs with appliance and stone selections.

What Affects the Number

Within any range above, these are what decide where you land:

Layout changes. Moving plumbing, gas or load-bearing walls adds trades, engineering and permit time.
What is behind the walls. Old wiring, poly-B plumbing, failed subfloor and undersized joists are common in older housing stock and get dealt with before any finish goes on.
Finish level. Entry-level quartz and premium natural stone are the same install. They are not the same invoice.
Access and season. Third floor bathrooms, tight lots and winter footings all add labour.
Permits. Structural work, new decks over a set height and any change to services need a permit. Cosmetic work usually does not.

One last thing: budget a 10 to 15 percent contingency on any older home. It covers whatever turns up once the walls are open, and anything you do not spend stays in your pocket.

Ready to put real numbers to your project? Contact us today for your free quote.