You're opening up the back of the house: dropping the wall between the kitchen and dining room, reworking the primary suite into a true en-suite with a walk-in shower, and bringing 1980s wiring, plumbing, and a sagging rear header up to code. We've walked the site, pulled the as-builts, and priced every line below from real subcontractor quotes — not allowances stacked on guesses.
This is a 1,150 sq. ft. interior remodel across two zones with one load-bearing modification. We self-perform demo, framing, and finish carpentry; our long-standing trade partners handle electrical, plumbing, and HVAC under our supervision and our license. One superintendent, one schedule, one number.
Every division below is fully included in the contract price unless flagged as an allowance or listed under Exclusions. Permits, inspections, and coordination are ours to manage.
Demolition & protection
Selective interior demo of kitchen and primary bath to the studs, floor protection on all paths of travel, dust containment, and licensed haul-off. Cap and make-safe utilities before any wall comes down.
Concrete & foundation
New footing and pier at the relocated point load under the flush beam; slab patch and level at the former bath plumbing chase. Includes engineered hold-downs per the structural set.
Framing & carpentry
Install the engineered LVL flush beam, re-frame the primary-suite layout, build the new walk-in closet, and all finish carpentry — baseboards, casing, and custom shaker trim. Self-performed by our in-house crew.
Plumbing
Re-pipe the kitchen and bath in PEX, relocate the sink and dishwasher supply/drain to the new island, set the freestanding tub, curbless shower drain, and a new 50-gal heater. All under permit and inspection.
Electrical
New 200A sub-panel, dedicated circuits for range/oven/island, full LED layout, GFCI/AFCI per current code, and low-voltage rough for under-cabinet lighting. Knob-and-tube remnants in scope removed.
Finishes
Insulation, hung and Level-5 drywall at the open kitchen, tile setting (floors + shower), engineered hardwood, paint, and final cabinet + countertop install. The work everyone sees, done last and done right.
Structural and rough materials are specified and locked. Finish selections you'll make from showroom samples carry the allowances below — pick over and we'll write a change order; pick under and you keep the difference.
Cabinetry
Semi-custom shaker, soft-close, plywood box. Allowance covers a full kitchen + primary-vanity run installed.
Countertops
Quartz or natural stone, fabricated and templated on site. Waterfall island edge included in labor.
Tile & stone
Kitchen backsplash, shower walls + pan, and bath floor. Schluter waterproofing system included in labor.
Appliances
Range, hood, dishwasher, panel-ready fridge. Owner-purchased; we receive, set, and connect under permit.
Plumbing fixtures
Faucets, freestanding tub filler, shower trim, and the kitchen + bath sinks. Roughed-in to spec regardless of finish.
Flooring
Engineered white-oak hardwood, 7" plank. Allowance is material; install labor carried in Division 09.
The schedule below starts the day permits are in hand. Inspection holds and owner-selection deadlines are baked in. We hand you a live two-week look-ahead every Friday.
This is a fixed-price (lump-sum) bid. The figures below build to your total contract price. Allowance lines are carried at the amounts shown in Section 03 and reconcile against actual selections by change order.
Payments are tied to completed, inspected milestones — not the calendar. Your deposit is capped at the lesser of 10% or $1,000 per California law; the balance follows the work as it's put in place.
What's in the number — and what isn't. Anything not expressly included below is excluded and would be priced as a change order before any work proceeds.
- All labor, supervision, and the trades listed in Section 02
- Building permit, structural engineering & all inspections
- Dumpsters, temporary power, jobsite protection & daily cleanup
- The six owner allowances itemized in Section 03
- One-year workmanship warranty (Section 08)
- Hazardous-material abatement (asbestos / lead) if encountered
- Concealed structural rot or foundation defects behind finishes
- Appliance purchase, window replacement & landscaping
- Upgrades or relocations beyond the drawings in Section 02
- Owner-furnished items not delivered on schedule
License & insurance
CA General "B" License #1042887, in good standing. $2M general liability and full workers'-comp coverage; certificates issued to you before mobilization.
Workmanship warranty
One-year warranty on all labor and installation from substantial completion. Manufacturer warranties on materials and appliances pass through to you in full.
Change orders
No work outside this scope proceeds without a written, signed change order stating cost and schedule impact. No surprises on the final invoice — ever.
Bid validity
This bid and its pricing hold for 30 days from the submission date. Subcontractor and material quotes are locked on signature; your start date is reserved then.
Ready to break ground on Larkspur Lane?
Signing below accepts the scope, schedule, allowances, and the fixed contract price of $214,850 set out on the preceding pages, and authorizes Ironwood Builders to mobilize on the Hartley Residence. Your deposit reserves the crew and start date; we'll countersign and issue the formal construction agreement and insurance certificates the same day.