A measured plan of the room as it will be
Walls that stay, walls that go, every fixture where it lands, dimensions on the sheet. If a beam is going in, it is drawn. If a drain is moving, the new location is marked.
Kitchens · Bathrooms · Basements · Additions
You'll see the whole scope before we touch a wall.
Every job here starts with a measured drawing and a line-item estimate you can actually read, and it ends with a walkthrough against that same sheet. Nothing gets demolished on a handshake.
- Licensed, bonded and insured in Oregon. Certificates are printed on every estimate.
- Fixed-price contract. Allowances are named as allowances, and change orders are signed before the work.
- One crew lead from the first site visit to the last walkthrough.
Sheet A-1 · the drawing you approve before demolition
1/4" = 1'-0"
What you get before you decide
An estimate you can read without calling us to explain it.
Most remodeling estimates are one number on one page. Ours is three documents, and you keep all of them whether or not you hire us.
Costs grouped by trade, allowances flagged
Demolition, framing, plumbing, electrical, tile, cabinets, counters, paint, permits. Anything you have not chosen yet carries a named allowance, so you know exactly which numbers can still move.
A week-by-week schedule, including the quiet weeks
Inspections, cabinet lead time and counter templating all put weeks in the schedule where nobody is on site. They are on the calendar from the start, not discovered in week six.
What we take on
Four kinds of work, each with its own drawing set.
We are a general contractor: our own carpenters do demolition, framing, finish work and tile, and licensed plumbers and electricians we have worked with for years handle their trades under our contract.
Kitchens
- Same-footprint refits and layouts that open a wall to the dining room
- Structural beams engineered and stamped before permit submission
- Cabinets from three local shops, or pre-built lines with a shorter lead time
- Counter templating after cabinets are set, never from the drawing
Typical duration7–11 weeks
Bathrooms
- Hall baths, primary baths and basement baths on a new drain line
- Curbless showers with a linear drain and a properly sloped mud bed
- Waterproofing inspected and flood-tested before a single tile goes on
- Ventilation sized to the room, ducted outside, on a humidity switch
Typical duration3–6 weeks
Basements & additions
- Egress windows cut and wells set before any framing starts
- Moisture read for two weeks with a meter before we agree to finish a basement
- Additions tied into the existing roof and foundation with an engineer's detail
- Insulation and air sealing to the current Oregon code, tested where required
Typical duration10–18 weeks
Repairs & small projects
- Rot at a window or a door threshold, opened up and repaired properly
- A wall taken out with a header, or a doorway widened
- Built-ins, a pantry, a mudroom bench with storage under it
- Two- and three-day jobs, scheduled between larger projects
Typical duration2–5 days
Recent projects
Four jobs, with the drawing and the number.
Each card shows the plan the owner signed, what the scope actually included, how long the crew was on site, and the final contract price. The drawing is the thing we are proudest of, because it is the reason the number held.
A wall out, a beam in, and a kitchen the whole house uses
- Load-bearing wall to the dining room removed; engineered LVL beam set flush in the ceiling
- Eight-foot island with seating on a new dedicated circuit
- Six-foot window over the sink, header sized by the engineer
- Knob-and-tube in the ceiling replaced while it was open
On site9 weeks
Estimate$88,900
Final$91,400
Tub out, curbless shower in, same five-by-eight footprint
- Cast-iron tub removed; drain relocated to a linear drain at the far wall
- Mud bed sloped and flood-tested for 24 hours before tile
- Wall-hung vanity, so the floor tile runs under it
- Fan ducted through the roof on a humidity-sensing switch
On site4 weeks
Estimate$38,200
Final$38,200
A legal bedroom and a bath where the furnace room used to be
- Egress window cut through the foundation, well set and drained to daylight
- New sewer ejector for the bathroom, below the main line
- Two weeks of moisture readings before the framing started, and a sealed slab
- Ceiling height kept by furring the joists, not by dropping a grid
On site11 weeks
Estimate$126,500
Final$131,900
A 240-square-foot primary suite off the back of the house
- New foundation tied into the existing stem wall with epoxied rebar
- Roof framed to continue the existing ridge, so it reads as original from the street
- Bathroom on a new branch line; panel upgraded to make room for it
- Siding matched to the original and painted to the whole elevation
On site16 weeks
Estimate$168,000
Final$171,300
Price bands
What this work costs in Portland, before you call.
Where our contracts usually land, so you can decide whether to book a visit. Your number comes from a drawing of your room, not from this table.
| Project | What is included | Range |
|---|---|---|
| Hall bathroom5×8, same footprint | Demolition, new tub or shower, tile, vanity, toilet, fan, paint | $28,000–$46,000 |
| Primary bathroomDouble vanity, curbless shower | Plumbing relocation, waterproofing, tile to the ceiling, heated floor | $48,000–$82,000 |
| Kitchen, same footprintNo walls moved | Cabinets, counters, backsplash, lighting, flooring, appliances set | $62,000–$110,000 |
| Kitchen, wall removedBeam engineered and permitted | Everything above, plus structure, electrical rerouting and ceiling repair | $85,000–$150,000 |
| Basement finishBedroom, bath, family room | Egress, framing, insulation, plumbing, electrical, flooring, doors | $95,000–$165,000 |
| AdditionPer finished square foot | Foundation, framing, roof, exterior, mechanical, interior finish | $430–$580 / sq ft |
How a project runs
Five steps. You approve the drawing at step two, and nothing moves until you do.
Site visit
An hour in the room with the crew lead who will run the job. We measure, photograph, find the panel and the main drain, and talk about what you actually want.
Free · 60 minutesDrawing and estimate
The measured plan, the line-item estimate and the calendar. You keep them whether you hire us or not.
$450 · credited to the contractSelections
Tile, fixtures, cabinets and counters chosen against the allowances in the estimate. We tell you when a choice moves a number, before you commit to it.
2–4 weeks, your pacePermit and build
We pull the permit, schedule the inspections and run the crew. You get a written update every Friday with photos and what happens next week.
Per the calendarWalkthrough
You and the crew lead go through the room against Sheet A-1 and the estimate, item by item. Anything short of it goes on a list and gets fixed before the final invoice.
2-year workmanship warranty
Where we work
Inside Portland, and honest about the calendar.
We keep the crew inside a drive that lets them start at seven. That means the city proper and the close-in suburbs, and it is why we can say when we will actually be on site.
- Sellwood & Westmoreland
- Woodstock & Reed
- Mt. Tabor & Montavilla
- Alberta & Concordia
- Irvington & Grant Park
- St. Johns & Kenton
- Multnomah Village & Hillsdale
- Milwaukie & Lake Oswego
Booking now
BathroomsStarts from late October
KitchensStarts from early January
Basements & additionsStarts from February
Repairs & small projectsTwo to three weeks out
A site visit can happen within two weeks of your email. The drawing and estimate follow about ten working days after that, so booking a January kitchen means calling this autumn.
Licensed, bonded and insured in OregonContractor license, bond and liability certificates are printed on every estimate and every contract.
Lead-safe practices on pre-1978 homesMost of Portland qualifies. Containment, HEPA cleanup and clearance are part of the scope, not an add-on.
Every inspection on the calendarFraming, rough plumbing, rough electrical, insulation, final. Each one is a dated line on your schedule from day one.
Start with a site visit
(503) 555-0161
estimates@varleyandstone.example
2140 SE Division Street, Suite BTell us the room and the year the house was built.
That is enough to schedule the visit. Photos help; a floor plan is a bonus. We reply within one working day, from the person who will run your job.
Portland, OR 97202 Monday–Friday, 7:00–5:00