San Francisco renovations,
done right the
first time.
Design-build general contractor specializing in kitchens, bathrooms, ADUs, soft-story retrofits, foundation repair, and full Victorian restorations — across San Francisco and the greater Bay Area. One accountable team, from sketch to final inspection.
San Francisco Renovations is a fully licensed, bonded, and insured California general contractor headquartered in San Francisco and serving homeowners throughout the city and greater Bay Area.
We were founded by a team of seasoned tradespeople and project managers who shared a common frustration: missed deadlines, runaway budgets, vague communication, and contractors who couldn't navigate San Francisco's notoriously complex permitting environment. We built our company to be the antidote.
Today we operate as a full-service design-build firm — bringing architecture, structural engineering, interior design, permit expediting, and skilled construction trades under one roof. You work with one accountable team from the first sketch to the final walkthrough.
Renovating in San Francisco is unlike renovating anywhere else. Our homes are older, our terrain is steeper, our permitting is stricter, and our seismic risk is real.
SF
San Francisco RenovationsFounded by tradespeople. Run by builders.
What We Build
A complete suite of SF-specific renovation services.
Tailored to the realities of San Francisco's housing stock — narrow lots, hillside foundations, attached neighbors, century-old framing, and the strictest planning environment in California.
Kitchen Remodeling
The kitchen is the highest-ROI room in any San Francisco home — and where SF's older floor plans need the most help. Custom cabinetry, structural beam installation for wall removal, full electrical and plumbing rough-in, and code-compliant ventilation upgrades. From 1906 Edwardians to brand-new SoMa lofts.
Typical Investment
$75K – $200K+
Luxury Range
$250K+
Bathroom Remodeling
SF bathrooms are notoriously small with original cast iron. We handle full demo, code waterproofing, custom tile, frameless glass, heated floors, and complete plumbing replacement.
Full Bath
$35K – $85K
Primary Suite
$100K+
Soft-Story Seismic Retrofit
SF Mandatory Soft Story Retrofit Program (Ordinance 66-13) compliance — engineering screening through DBI sign-off. Voluntary AB-094 upgrades available.
Typical Range
$80K – $300K+
Accessory Dwelling Units
Attached, detached, garage-conversion, and basement-conversion ADUs. With AB 1033 / SB 1211, ADUs can now be sold separately as condos in SF — a major unlock.
ADU Range
$250K – $500K+
Foundation Repair
100-year-old foundations — brick, rubble, shallow concrete — diagnosed and replaced. Underpinning, helical piers, retaining walls, and basement waterproofing.
Range
$30K – $150K+
Whole-Home Renovation & Additions
Complete transformations — gutting Victorians, third-story additions, basement excavations, major rear additions. Full design-build from concept through move-in. Planning Department review, neighbor notification, environmental review — all handled. We've delivered dozens across the city.
Whole-Home
$400 – $800/sq ft
Typical 2,500 sq ft
$1.0M – $2.0M+
Historic Home Restoration
SF's thousands of architecturally significant Victorians, Edwardians, Italianates, Queen Annes, and Mediterranean Revivals restored to historic character — while integrating modern systems, energy efficiency, and seismic safety. Period-correct millwork, plaster repair, lath replacement, and exterior color consultation.
Includes
Period millwork • Plaster • Window restoration
Additional services we deliver across the Bay Area
Window & door replacement
Solar & 200A electrical upgrades
HVAC & heat-pump installation
Title 24 energy compliance
Garage & basement conversions
Decks & roof decks
Insurance & disaster restoration
EV charger installation
Commercial tenant improvements
Garage & basement conversions
Decks & outdoor living
Common Problems We Solve
SF homes have a personality. They also have problems.
Specific, recurring problems that come from being old, on hills, attached to neighbors, and in earthquake country. Here's what we encounter most.
01
Outdated Knob-and-Tube Wiring
Most pre-1950 SF homes have original knob-and-tube hidden behind plaster. Not grounded, not designed for modern loads, and an insurance flag. We perform full evaluations and rewires to current National Electrical Code.
02
Galvanized & Cast Iron Plumbing
Original SF plumbing was almost universally galvanized supply and cast iron drains. After 80–120 years, both fail. We replace with copper Type L or PEX, plus no-hub cast iron or ABS drain lines.
03
Sloping & Uneven Floors
The marble that rolls across the room. Caused by settled foundations, undersized joists, removed structural elements, or seismic shifting. We diagnose the cause first — there's no point leveling a floor over a moving foundation.
04
Inadequate Foundations
Many older SF foundations are unreinforced concrete, brick, or rubble. They don't meet modern seismic code or anchor wood framing properly. Foundation replacement is disruptive but transformative.
05
Soft-Story Vulnerability
Post-Loma Prieta studies estimated up to 90% of soft-story buildings could become uninhabitable after a major San Andreas event. The mandatory retrofit program addresses this — and we complete the work.
06
Asbestos & Lead Paint
Pre-1978 homes (most of SF) often contain lead paint. Pre-1980 homes often contain asbestos in floor tiles, ceiling textures, and pipe insulation. We're EPA RRP-certified and partner with licensed abatement contractors.
07
Insufficient Basement Headroom
SF basements often have 6–6.5 ft ceilings — below the 7-ft habitable minimum. Partial excavation and underpinning unlocks legal living space. Combined with a soft-story retrofit, the city allows up to a 3-ft height increase.
08
Missing or Inadequate Insulation
Most pre-1980 SF homes have little or no wall insulation and minimal attic insulation. We bring buildings up to current Title 24 standards during renovation — dramatically improving comfort and reducing energy costs.
Where We Build
Building across every San Francisco neighborhood.
Every neighborhood has its own architectural character, building stock, and quirks — from Marina-style flats to Sunset bungalows to Pacific Heights mansions. Our crews know what to expect before we open the first wall.
Daly CitySouth San FranciscoBrisbanePacificaBurlingameSan BrunoMillbraeSan MateoHillsboroughOaklandBerkeleyPiedmontAlamedaSausalitoMill ValleyTiburonBelvedereSan Rafael
Our Process
How a San Francisco renovation actually works.
Renovation surprises come from poor process, not bad luck. Our process is designed to surface the unknowns early, lock in budget before construction, and keep you informed every step.
01
Step 01 • Day 1
Discovery Call
A 20-minute call where we learn what you're trying to accomplish, scope, timeline, and rough budget. We answer your SF permitting and feasibility questions — no sales pressure.
⏱ 20 minutes
02
Step 02 • Week 1
On-Site Consultation
We walk your home, take measurements, and assess foundation, framing, mechanical, and electrical conditions — including historic district overlays, soft-story status, and ADU feasibility on your lot.
⏱ Week 1
03
Step 03 • Weeks 2–4
Preliminary Design & Budget
We produce design concepts and a scope-based budget range. You see numbers before committing to design fees. If the numbers don't work, we adjust scope before drawings finalize.
⏱ 2–4 weeks
04
Step 04 • Weeks 4–12
Design Development & Permit Plans
Architects and engineers produce permit-ready drawings, structural calcs, Title 24 documents, and specialty drawings. For Planning-reviewed projects, this includes neighbor notification.
⏱ 4–12 weeks
05
Step 05 • Weeks 8–32
Permit Submittal & Approval
We submit to DBI and shepherd through plan check, responding to comments and coordinating with Planning, Public Works, and Fire. Realistic timelines based on your specific project.
⏱ 8–32 weeks
06
Step 06
Final Contract & Mobilization
Permits in hand, fixed-scope contract signed, initial deposit per California contractor payment law. Crews mobilize, parking permits secured, dust protection installed, demo begins.
⏱ 1–2 weeks
07
Step 07 • Construction
Construction Phase
Your dedicated PM runs daily on-site coordination, holds weekly progress meetings, sends weekly photo updates, and manages all subs, deliveries, and inspections. Progress billing — never up-front lump sums.
⏱ 6 wks – 24 mos
08
Step 08 • Closeout
Final Inspections & Sign-Off
All DBI inspections passed, signed permit cards filed, punch list completed. Closeout includes warranty paperwork, signed permits, lien releases, and as-built drawings — essential for resale.
⏱ 2–4 weeks
SF Renovation Guide
Permits, regulations & SF quirks.
San Francisco has the most complex residential permitting environment in California — arguably the country. Here's what every SF homeowner should understand before starting a renovation.
DBI Process
The SF Department of Building Inspection
DBI at 1660 Mission Street is responsible for all building permits, inspections, and code enforcement in San Francisco. DBI launched its Digital Permit Services in 2024, expanding online submittal — but in-person counter visits are still part of many project types. Knowing which counter, plan checker, and procedure applies to your specific project is a major time-saver.
1–2 days
Over-the-counter permits
8–16 wks
Standard alterations
4–8 mos
Planning review
Permit Fees
SF Permit Fees Are Higher Here
San Francisco permit fees rank among the highest in California. Building permit fees start at approximately 2% of project valuation, with plan check fees adding roughly 65% on top. A typical $75K kitchen remodel: $3,000–$4,500 in fees. A $300K ADU project can exceed $15,000 in total permit costs. Additional surcharges include the Building Standards Administration Fee, Technology Surcharge, Planning review fees, sprinkler review, and accessibility compliance.
~2%
Of project valuation
+65%
Plan check on top
Soft-Story Program
Mandatory Soft-Story Retrofit Program
Ordinance 66-13, signed April 18, 2013 (the anniversary of the 1906 earthquake), requires seismic retrofits on wood-frame buildings 3+ stories (or 2+ over basement) with 5+ dwelling units, permitted before January 1, 1978. The program identified roughly 6,700 buildings citywide. The compliance deadline has now passed for all four building tiers, with penalties increasing. If you own one and haven't completed your retrofit, you need to act.
~6,700
SF buildings affected
4 tiers
All deadlines passed
ADU Rules
Accessory Dwelling Unit Program
SF's ADU program has expanded significantly. Under California Government Code 66323/66333, certain ADUs receive ministerial approval. Lots with 4 or fewer units may add 1 ADU; 5+ units may add unlimited ADUs. Buildings undergoing soft-story retrofit are eligible for unlimited ADUs and may raise the building up to 3 ft for code-compliant ground-floor heights. Recent state law (AB 1033, SB 1211) now allows ADUs to be sold separately as condos in San Francisco.
+3 ft
Height bonus w/ retrofit
∞
ADUs in 5+ unit buildings
Historic Districts
Planning Review & Historic Districts
San Francisco has numerous historic districts — Alamo Square, Liberty Hill, Webster Street, Bush Street-Cottage Row — plus thousands of individually designated landmarks. Exterior changes require Planning Department review, often including neighbor notification and public hearings. Even non-designated buildings may trigger CEQA review if considered potential historic resources. We screen for these issues during initial site visit.
Title 24 + Climate
Title 24 Compliance & SF Microclimates
California Title 24 Part 6 requires energy compliance for most permitted residential alterations — insulation, HVAC efficiency, heat-pump water heaters, window U-factor and SHGC. We handle Title 24 in-house through certified consultants. SF has 11 documented microclimates — the fog belt of the Sunset is dramatically different from sunny Bernal Heights. We design HVAC (typically ductless mini-splits or heat pumps) to match your specific microclimate.
Client Stories
Real San Francisco homeowners. Real projects.
A snapshot of recent work across the city — from gut Edwardian renovations in Pacific Heights to garage-to-ADU conversions in the Outer Sunset.
★★★★★
"We interviewed five contractors before hiring San Francisco Renovations for our full Edwardian gut renovation. They were the only firm that walked through and immediately understood the structural challenges of removing a load-bearing wall on a 1908 building. Finished on schedule, under contingency. Our home is unrecognizable in the best way."
— Emily R., Pacific Heights
Kitchen, bath, & structural • $385,000 • 7 months
★★★★★
"Our 12-unit Marina building was on the soft-story mandatory list. SF Renovations gave us the most detailed line-item bid, did the engineering coordination, and got the work done with minimal tenant disruption. Total cost came in exactly where they quoted."
— Marcus T., Marina District
Soft-story + 2 ADUs • $465K • 9 months
★★★★★
"Kitchen of our dreams. Removed a wall, opened up the entire main floor, replaced the panel, ran new plumbing. Everything permitted and inspected — which mattered because we plan to refinance based on the new appraisal."
— Ana L., Noe Valley
Full kitchen + structural • $148K
★★★★★
"We converted our garage into a legal ADU for my mother-in-law. Foundation, full plumbing and electrical, real bathroom, small kitchen, egress window. Team handled the entire SF planning process — we never had to deal with DBI directly."
— David K., Outer Sunset
Garage-to-ADU conversion • $275K • 6 months
★★★★★
"Foundation replacement on a hillside home is not for the faint of heart. SF Renovations brought in structural engineer + geotech on day one, designed phased underpinning so we could stay in the home. Floors are level for the first time."
— Jennifer P., Bernal Heights
Foundation replacement • $135K
★★★★★
"4,500 sq ft 1920s Mediterranean — new kitchen, primary suite, all five bathrooms gutted, full electrical and plumbing replacement, new roof, restored period millwork, structural addition off the back. Required Planning review, neighbor notifications, CEQA. SF Renovations handled all of it."
— Robert & Lisa M., Sea Cliff
Whole-home + addition • $1.85M • 14 months
★★★★★
"Four-unit Victorian with rent control. SF Renovations coordinated with our attorney, kept tenants informed, did the work in occupied conditions without disrupting housing services, and completed both the soft-story retrofit and exterior restoration. Tenants were complimentary — that says everything."
"Condo gut renovation in a 1925 building with a notoriously difficult HOA. SF Renovations produced the building permits, the HOA architectural review package, and managed every neighbor concern over six months of work. Worth every dollar."
— Daniel W., Russian Hill
Full condo gut renovation • $215K • 6 months
FAQ
Answers to the questions SF homeowners actually ask.
Cost, timeline, permits, soft-story, ADUs, change orders, and warranties — all explained without spin.
Don't see your question?
Schedule a free 20-minute discovery call. We'll answer your specific SF renovation questions — no sales pressure.
How much does it cost to renovate a home in San Francisco?
San Francisco renovation costs are among the highest in the country. Cosmetic refreshes start around $35,000. Full kitchen remodels typically run $75,000–$200,000+. Full bathroom remodels run $35,000–$85,000. Whole-home renovations range from $400 to $800 per square foot. ADU additions typically run $250,000–$500,000+. Your specific cost depends on scope, finish level, structural complexity, and permit requirements.
How long does a San Francisco renovation take?
Plan for 8–16 weeks of permit review for standard alterations and 4–8 months for projects requiring Planning Department review. Construction itself ranges from 6–12 weeks for a single bathroom up to 12–24 months for whole-home renovations. Total project timeline (design + permit + construction) for a typical full kitchen remodel is 6–9 months.
Do I need a permit for my renovation in San Francisco?
Almost certainly. SF requires permits for nearly all structural, electrical, plumbing, and mechanical work, plus most cosmetic work that affects building exteriors, increases square footage, or modifies fire-rated assemblies. Cosmetic-only interior work (paint, flooring replacement in kind, like-for-like cabinet replacement) may not require a permit. We assess permit requirements during initial consultation and pull all required permits as part of our standard service.
Is my building required to do a soft-story retrofit?
Your building requires a mandatory soft-story retrofit if it meets all four criteria: wood-frame construction; five or more residential dwelling units; two or more stories over a soft or weak first story (typically with garage openings or large windows); and permitted for construction before January 1, 1978. You can search the official Soft Stories property list on SF.gov to verify. We provide free retrofit feasibility assessments for any building owner.
Can I add an ADU to my San Francisco home?
In most cases, yes. SF's ADU program is one of the most permissive in California. Lots with 1–4 legal units may add one ADU. Lots with 5+ units may add unlimited ADUs. Buildings undergoing soft-story retrofit may also add unlimited ADUs. Most lot sizes and zoning districts qualify. We perform free ADU feasibility studies for any homeowner exploring this option.
Can ADUs in San Francisco be sold separately?
Yes — as of recent state law changes (California AB 1033 and SB 1211), San Francisco has adopted regulations allowing ADUs to be sold as condominiums separately from the primary residence. This is a significant change that improves the long-term financial case for ADU construction. Specific eligibility rules apply; we walk every ADU client through current condo-conversion options as part of design.
What is included in your renovation quote?
Our quotes are line-item, scope-based estimates that include: demolition, framing, electrical, plumbing, mechanical, insulation, drywall, finishes (with allowances clearly identified), permit fees, project management, dumpster and disposal, and cleanup. Allowances are stated clearly so you know exactly what budget you have to spend on selected items. There are no hidden costs and no lump-sum 'soft costs' lines.
Are you licensed and insured?
Yes. We hold an active California Contractors State License Board (CSLB) license, carry general liability and workers' compensation insurance with coverage limits appropriate for SF property values, and maintain a contractor surety bond on file with the State of California. We provide certificates of insurance naming you as additional insured before any work begins.
Do you handle permits and inspections?
Yes — we pull all required permits, manage all inspections, and deliver signed-off permit cards as part of project closeout. This is essential for resale value: when you sell, your buyer's agent and inspector will request proof of permitted work. Unpermitted renovations are a significant resale liability in San Francisco.
Can you work in occupied buildings?
Yes, frequently. We complete many projects in occupied conditions, with appropriate dust containment, daily cleanup, and phased work sequencing. For larger renovations (whole-home, major structural), we typically recommend temporary relocation for both your comfort and project efficiency. We discuss occupied-vs-vacated tradeoffs honestly during planning.
How do you handle change orders?
All change orders are documented in writing — scope description, cost impact, schedule impact — and signed by both parties before any work proceeds. We do not perform unauthorized work and bill you later. The most common sources of change orders in San Francisco are unforeseen conditions opened up during demolition (rotted framing, hidden water damage, undocumented prior work), and we set realistic contingency reserves up front.
Do you provide a warranty?
Yes. We provide a written workmanship warranty covering all of our work. California state law mandates minimum warranty periods (10 years for latent structural defects, shorter for non-structural work), and we exceed those minimums in writing. Manufacturer warranties on installed products (windows, appliances, roofing, etc.) pass through directly to you.
How do I get started?
Call us at (613) 555-0123 or submit a contact form on our website to schedule a free 20-minute discovery call. From there, we'll book an on-site consultation, walk your project, and produce a preliminary scope and budget within 2–4 weeks. There's no obligation and no pressure.
Ready to start your San Francisco renovation?
Whether it's a kitchen refresh, a complete Victorian restoration, a soft-story retrofit, or an ADU addition that pays for itself in rental income — let's talk. Licensed. Insured. Local. Accountable.
