Bathroom Remodeling on the Bungalow Streets, Sunset Park & Veterans Park
Original 5'×7' bath modernizations, footprint expansions into adjacent closets, and full primary-suite-addition baths for 1920s Craftsman bungalows, post-war minimums, and Lower Bench transition splits. Period-appropriate detailing for the 1925 stock; corridor-resale-aware specs for the gentrification scope.
An original Sunset bath is small. The 1925 Craftsman bungalow on the streets between 27th and 33rd has a 5'×7' bath with a 60-inch Crane or American-Standard cast iron tub-shower combo, a wall-hung or original pedestal sink, hex-mosaic floor tile, and 4×4 wainscot tile to chair-rail height — sometimes with original integrated soap dishes pressed into the cast iron. The 1955 Sunset Park minimum has a 5'×8' bath with a built-in cast iron tub, sometimes original pastel tile (pink, mint, sea-foam) that survived earlier renovation waves. Three project shapes account for nearly all the bathroom work in Sunset. The most common is the in-place full renovation — same 5'×7' or 5'×8' footprint, but a Schluter-Kerdi-tiled walk-in shower in place of the tub-shower, a new vanity (or restored pedestal on bungalow scope), heated floor, and modern fixtures. The second is the footprint expansion — annexing an adjacent closet, hallway, or bedroom corner so the existing single bath can grow to 6'×9' or 7'×11' with a separate shower and tub or with a double vanity. The third is the primary-suite-addition bath, which is the bath portion of the larger $235K–$685K addition project that gives a Sunset home a primary suite for the first time. Iron Crest's Sunset bathroom work is anchored by three local realities: every address triggers EPA RRP because the entire corridor predates 1978; pre-1940 bungalow bathrooms have plaster-and-lath walls (different demolition protocol than drywall, and any preserved-wall sections need plaster repair at $35–$85 per square foot); and the 30th Street value curve ($475K–$985K) supports a tier of finish — House of Rohl chrome, Calacatta porcelain, Marvin Signature window when bath gets a new opening — that wouldn't pencil in flatter markets.
Bathroom strategy in Sunset is set by era of the original house — original layout, demolition protocol, and what surfaces during demolition all change.
1920s–1939 original Craftsman bungalows (27th–33rd north of West State)
5'×7' baths with 60-inch Crane or American-Standard cast iron tub-shower combo, original wall-hung or pedestal sink, hex-mosaic floor tile, 4×4 wainscot tile, original chrome ring or curtain rod. Plaster-and-lath walls. Original integrated cast iron soap dishes worth salvaging on some homes. Modern scope: walk-in shower conversion (break-out cast iron in place where access is tight), period-correct hex-and-subway tile vocabulary, restored pedestal sink or new vanity, heated floor.
1940s–1959 Sunset Park and Veterans Park post-war minimums
5'×8' baths with built-in cast iron tub-shower combos, sometimes pastel tile (pink, mint, sea-foam) original. Drywall + plaster-skim walls — simpler demolition than bungalows. Aluminum branch wiring on early 1960s subset. Modern scope: full demolition (sometimes preceded by photo-documentation if the original tile is unusually intact), walk-in conversion, modern vanity, large-format porcelain floor.
1960s–1985 Lower Bench transition ranch and split-entry
6'×9' to 7'×11' baths, sometimes already with separate tub and shower from original construction. Drywall throughout, copper supply common. Lower discovery overhead than bungalow streets. Modern scope: finish modernization, occasionally walk-in shower upgrade, sometimes a double-vanity install.
Five recurring bathroom shapes account for nearly every Sunset project we quote.
1. The 1925 Bungalow Period-Sensitive Bathroom
Full renovation of an original 5'×7' Craftsman bungalow bath respecting period vocabulary. Walk-in shower with 1" or 2" hex mosaic floor and 3×6 subway walls to chair-rail height with pencil-liner cap, classic chrome cross-handle valve from House of Rohl Country Bath or Newport Brass Astor, frameless 3/8" tempered glass. Restored original pedestal sink or new period-appropriate pedestal. Plaster-keyed connection where preserved-wall sections meet new tile substrate. Original integrated cast iron soap dishes salvaged and remounted when condition allows.
Target homes: Pre-1940 original Sunset Craftsman bungalows on 27th–33rd with intact period architectural character.
2. The In-Place Walk-In Shower Conversion
Conversion of original 1945–1965 built-in cast iron tub-shower combo to a Schluter-Kerdi-tiled walk-in shower in the same 5'×7' or 5'×8' footprint. New vanity, modern porcelain or ceramic tile floor, heated floor under the wet area, modern lighting and ventilation. Most common Sunset bathroom scope by volume.
Target homes: 1945–1985 Sunset homes wanting modern walk-in shower without footprint change. Permit: standard plumbing/electrical.
3. The Footprint Expansion (Bath Annexes Closet or Hallway)
Original 5'×7' or 5'×8' bath expanded into an adjacent closet, hallway corner, or undersized bedroom to grow to 6'×9' or 7'×11'. Allows separate walk-in shower and freestanding tub, or full double vanity, that the original footprint can't accommodate. Wall removal with engineered support, MEP relocation, sometimes new window opening (Marvin Signature divided-light if bungalow scope, modern dual-pane otherwise).
Target homes: 1920s–1965 Sunset homes with undersized original bath and adjacent absorbable space. Permit: full plan review with structural drawings.
4. The 30th Street Corridor Resale-Aware Renovation
Bathroom renovation calibrated to the corridor's $750K–$985K resale band. Walk-in shower with low-iron Starphire glass, double vanity (separate sinks for the professional-couple buyer demographic), Brizo Litze or House of Rohl polished chrome, Calacatta porcelain or natural-stone slab vanity top, designer Schoolhouse Electric or Cedar & Moss sconces flanking the vanity mirror. Aesthetic targeted at the out-of-state buyer who walked through and decided.
Target homes: Sunset homes prepped for sale into the corridor's appreciation band.
5. The Primary-Suite-Addition Bathroom (Bath Portion of Suite Build)
Full Schluter-Kerdi-tiled bath as part of a 380–580 sq ft primary suite addition project. Curbless walk-in shower with linear drain (the addition allows the substrate slope that original-footprint conversions don't), heated floor and bench, freestanding soaking tub if scope, double vanity. Cost shown is the bath component only; combined suite addition runs $235K–$685K depending on era and architectural brief.
Target homes: 1920s–1965 Sunset homes lacking a primary suite. Permit: full plan review with structural drawings; this is the bath component of the larger addition project.
The Sunset / 30th Street spans roughly two square miles with distinct sub-neighborhoods, each with its own remodeling personality.
30th Street commercial / Whitewater Park
The recently revitalized commercial-residential corridor along 30th Street between West State Street and the Boise River. Anchored by the Boise Whitewater Park (kayaking and surfing wave), Esther Simplot Park, the Greenbelt, and the 30th Street commercial district (Push & Pour, Local Cellular, Steelhead, breweries). Mix of original 1920s-40s bungalows undergoing gentrification, mid-century infill, and new 2010s-2020s townhomes and small apartment buildings. Walkable urban character. Home values $475K-$985K (single-family) with strong appreciation curve.
Sunset Park / West State Street
The neighborhood centered on Sunset Park along West State Street and surrounding residential streets. Predominantly 1925-1955 single-family homes (1,200-1,800 sq ft) on 50' × 110' to 60' × 130' lots. Quieter than 30th Street corridor, family-focused community character with mature street trees. Home values $475K-$785K.
Veterans Park
The neighborhood surrounding Veterans Memorial Park along Veterans Memorial Parkway, west of Sunset Park. Mix of 1940s-60s post-war housing and 1970s-80s infill. Lots typically 60' × 120'. Strong family-focused community with park access and Greenbelt proximity. Home values $475K-$785K.
Lower Bench transition (south side)
The southern edge of Sunset where the neighborhood transitions toward the geological Boise Bench. Mix of 1940s-60s post-war ranches and 1970s-80s splits. Slightly elevated terrain compared to the Whitewater Park flats. Home values $425K-$685K.
Original Sunset bungalow streets
The earliest Sunset streets, predating the 1940s-50s post-war wave. 1920s-30s Craftsman bungalows and minor revival styles, sometimes with substantial original architectural character. Pre-1940 construction occasional EPA RRP and asbestos considerations. Lots typically 50' × 110'. Home values $485K-$725K.
32nd Street / Esther Simplot Park area
The neighborhoods immediately north of Esther Simplot Park along 32nd Street and surrounding residential streets. Mix of 1930s-50s bungalows and ranches with significant recent investment. Walking distance to park amenities, Whitewater Park, downtown bridges. Home values $525K-$925K.
Pricing reflects three Sunset realities: universal pre-1978 EPA RRP overhead, plaster-and-lath demolition cost on pre-1940 originals, and the corridor's value curve supporting premium specifications on the resale-aware tier.
Sunset / 30th Street bathroom remodeling ranges
In-place walk-in shower conversion (Tub-to-walk-in conversion in original 5'×7' or 5'×8' footprint): $32,000–$55,000 / 6–9 weeks
Primary-suite-addition bath component (Bath portion of the larger primary-suite-addition project): $38,000–$65,000 / 10–14 weeks
1925 bungalow period-sensitive bathroom (Period vocabulary with plaster-and-lath demolition protocol): $42,000–$78,000 / 8–12 weeks
30th Street corridor resale-aware renovation (Calacatta porcelain, Brizo plumbing, low-iron glass, double vanity): $48,000–$95,000 / 8–12 weeks
Footprint expansion (bath annexes closet or hallway) (Wall removal and expansion into adjacent space for separate shower and tub or double vanity): $58,000–$95,000 / 10–14 weeks
Pricing assumes Iron Crest's standard Sunset scope: full City of Boise plumbing and electrical permits (no Historic Preservation review since Sunset isn't within a Boise Historic District), EPA RRP lead-safe practices throughout (universal in pre-1978 stock), pre-1980 asbestos testing and licensed abatement when triggered, plaster-and-lath demolition on pre-1940 bungalow scope, Schluter Kerdi waterproofing on every shower, FEMA FIRMette pull at no charge for river-adjacent properties, and our 5-year workmanship warranty layered on Schluter's lifetime membrane warranty.
Sunset / 30th Street is not within any City of Boise Historic District. There is no Historic Preservation Commission review for these neighborhoods. No HOAs for most Sunset streets — historically working-class to middle-class neighborhoods without modern HOA structure.
City of Boise standard permits apply for electrical, plumbing, structural, and mechanical work. Permit timelines are typically 2-4 weeks for over-the-counter scopes and 3-5 weeks for full plan review with structural drawings.
EPA Lead Renovation, Repair and Painting (RRP) Program applies to virtually every Sunset project given the universal pre-1978 construction. Iron Crest carries RRP certification and follows lead-safe work practices including HEPA containment, wet-paste paint scraping, lead-safe disposal.
Asbestos testing required for pre-1980 demolition work. Common in popcorn ceilings, vinyl asbestos floor tile, sheet flooring mastic, pipe insulation, and sometimes original siding products on pre-1980 Sunset homes. Pre-1940 original Sunset bungalows occasionally have plaster-and-lath walls (rather than later drywall) requiring different demolition practices.
Sunset lots are typically smaller than West Boise or Northwest Boise (50'-60' frontage with 110'-130' depth, often 0.13-0.18 acre) but generally accommodate additions and deck work. Setback compliance occasionally constrains larger detached ADU siting on smaller bungalow streets.
Some Sunset properties along the Boise River corridor are subject to flood plain considerations. FEMA flood zone verification required for any work that affects building elevation, foundation, or substantial scope. Iron Crest reviews flood zone status during pre-construction for river-adjacent properties.
30th Street and 27th Street commercial corridors are within City of Boise transit-oriented development planning overlays in some areas. Mixed-use and small multi-family projects subject to specific design review. Pure residential renovation generally not affected.
Boise River Greenbelt easements occasionally affect rear-yard work on properties backing to the river. Iron Crest verifies Greenbelt easement status during pre-construction.
Sunset bathroom material decisions split along two axes: pre-war Craftsman vs. post-war modern (period vocabulary vs. clean simplicity), and owner-staying vs. corridor-resale-prep (comfortable mid-tier vs. magazine-grade premium spec).
Waterproofing — Schluter Kerdi system on every shower without exception
Lifetime Schluter manufacturer warranty when installed by a Schluter-certified installer. Iron Crest is certified. Kerdi-Shower-T pre-slope on curbless layouts (curbless requires the addition-build substrate slope; in-place conversions on existing-footprint scope usually retain a low curb).
Tile — three vocabularies, picked by era and brief
Bungalow vocabulary: 1" or 2" hex mosaic floor + 3×6 subway walls to chair-rail height + pencil-liner cap rail. Modern post-war vocabulary: 24×48 marble-look porcelain on shower walls and floor, simpler unified palette. Corridor-resale vocabulary: designer 12×24 or 24×48 porcelain (Florim, Atlas Concorde, Daltile Marca Corona) or natural-stone-look Calacatta porcelain. Installed cost ranges $14–$55 per square foot depending on tile and pattern complexity.
Vanities — semi-custom or restored pedestal
Semi-custom Shaker vanity in painted finish (white, deep blue, sage green) for typical scope, $700–$1,800 per linear foot. Restored original pedestal sink for bungalow period-sensitive scope ($1,200–$3,500 with new period-appropriate plumbing). Floating walnut or rift-cut white oak vanity for corridor-resale tier ($1,800–$3,500 per linear foot).
Plumbing fixtures — pro-grade or premium, period-correct on bungalow scope
Kohler Memoirs, Moen Genta, Brizo Litze, Hansgrohe Talis on standard scope. House of Rohl Perrin & Rowe, Newport Brass Astor, classic polished chrome cross-handles on pre-war sensitive bungalow scope. Brizo Litze polished chrome or House of Rohl on corridor-resale tier.
Shower systems — single-handle thermostatic standard, multi-function for premium
Single-handle thermostatic mixing valve with rain head and integrated handheld for typical scope. Frameless 3/8" tempered glass enclosure (low-iron Starphire on corridor-resale and primary-suite-addition tier). Multi-function valve with rain head, handheld, and body sprays for premium primary-suite scope.
Heated floors — radiant electric on premium and primary scope
Schluter Ditra-Heat or NuHeat radiant mat under the porcelain or stone floor. Standard inclusion on primary-suite-addition baths and 30th Street corridor resale-aware tier. Cost: $1,200–$3,500 depending on floor square footage.
Lighting — designer layered, period for bungalow
Recessed downlights on dimmers, designer sconces flanking the vanity mirror (Schoolhouse Electric, Hudson Valley, Cedar & Moss for modern brief; period schoolhouse and milk-glass for bungalow brief). Cost: $1,500–$5,500 for full bath lighting.
Hardware — finish chosen by era
Unlacquered brass (which patinas over time and reads correct on bungalow scope), polished chrome (period-correct on pre-1940 work, also clean-modern for corridor-resale), matte black for the modern post-war scope. Cost: $35–$185 per piece (towel bars, robe hooks, paper holders, drawer pulls).
Sunset bathroom demolition surfaces a predictable set of conditions across the pre-1965 housing stock. We pre-screen at the consultation walkthrough so the budget reflects them honestly up front.
- •EPA RRP lead-safe protocols throughout — universal in Sunset Every Sunset address triggers RRP because the entire corridor predates 1978. HEPA-only sanding, wet-paste paint scraping, lead-safe disposal. Cost addition: $1,800–$5,500 depending on disturbed surface area.
- •Asbestos in pre-1980 sheet flooring, mastic, or popcorn ceilings Vinyl-asbestos sheet flooring is common under Sunset bathroom flooring on post-war scope. Pre-screen testing $300–$700, licensed abatement when triggered $2,500–$8,500.
- •Failed waterproofing and hidden mold behind tile board Universal in pre-1990 Sunset showers because of felt-paper-only construction (modern membranes weren't standard until later). Mold remediation when surfaced: $1,500–$8,500 depending on cavity reach.
- •Cast iron drains and galvanized supply lines throughout pre-1965 Sunset originals Universal. Bath-scope re-pipe to PEX (supply) and PVC where deteriorated (drain): $2,800–$8,500.
- •Original Crane or American-Standard cast iron tub demolition Often impossible to walk out a 26"-wide bungalow door. Standard practice is break-out demolition in place with a chipping hammer. Cost: $500–$1,500.
- •Knob-and-tube wiring at bathroom circuits (1920s–early 1940s bungalows) Universal at pre-1940 originals before later partial rewires. We replace the affected circuit and ground-fault-protect the bathroom. Bath rewire: $2,500–$5,500.
- •Plaster-and-lath wall demolition on pre-1940 bungalows Different protocols than drywall — heavier debris, wider dust footprint, different cuts. Plaster repair where preserved-wall sections remain: $35–$85 per square foot.
- •Inadequate exhaust ventilation — original bath fans are 50 CFM or non-existent We replace with a high-CFM humidity-sensing Panasonic or Broan unit. $850–$1,800 including new ducting through the roof or a rim joist.
- •Original integrated cast iron soap dishes (1920s–30s bungalows) Sometimes worth salvaging and remounting on a period-sensitive build. Salvage and remount: $300–$700 depending on condition.
- •FEMA flood-zone status (river-adjacent properties west of 30th, south of West State) Some Sunset properties are within FEMA's Boise River flood mapping. We pull the FIRMette during pre-construction at no charge before structural-scope bathroom work is finalized.
Discovery and design (Weeks 1–3)
On-site walkthrough with era assessment. Pre-1978 lead pre-screen and asbestos test sample. Layout concepts including in-place vs. footprint-expansion analysis. Period-character preservation list for pre-1940 bungalow scope (original pedestal sink, integrated soap dishes, hex floor tile worth photographing). Material direction calibrated to brief.
Engineering and final design (Weeks 3–5)
Structural engineering for any wall removal in footprint expansion. Detailed cabinetry plans. Material selections. Long-lead orders placed (House of Rohl runs 4–6 weeks; semi-custom vanities 6–10 weeks; period restored pedestals when sourcing through specialty suppliers can run longer).
Permitting (Weeks 4–7)
City of Boise plumbing and electrical permits over the counter for in-place scope. Full plan review for footprint expansion or primary-suite-addition bath. No Historic Preservation Commission review (Sunset isn't within a Boise Historic District).
Demolition (Days 1–7 of work)
EPA RRP containment universal. Asbestos containment when triggered (vinyl-asbestos sheet flooring is the most common positive). Plaster-and-lath demolition protocol on pre-1940 bungalows — different cuts, heavier debris. Cast iron tub break-out demolition in place where access is tight. Discovery walkthrough at end of demo with owner — galvanized, knob-and-tube, mold, foundation conditions all visible at this point.
Plumbing and electrical rough-in (Days 7–18)
Wet-wall galvanized-to-PEX re-pipe. Cast iron drain replacement where deteriorated. New shower valve set with anti-scald thermostatic mixer. Bathroom branch-circuit replacement where knob-and-tube was present. New high-CFM humidity-sensing ventilation ducted to exterior. City of Boise plumbing and electrical rough-in inspections.
Waterproofing and substrate (Days 18–25)
Cement board substrate. Schluter Kerdi membrane on every wall and floor of the wet area. Heated floor mat (Ditra-Heat or NuHeat) on premium and primary-suite-addition scope. Curbless slope on addition scope; standard curb on in-place conversion.
Tile and stone (Days 25–40)
Floor tile, wall tile, niche tile, bench tile if scope. Bungalow vocabulary (hex + subway + pencil-liner cap) takes longer than modern format. Grout per Schluter spec. Stone slab template, fabrication, install on vanity tops.
Cabinetry, fixtures, finish (Days 40–55)
Vanity install or restored pedestal install. Plumbing fixture install. Lighting trim. Mirror install. Frameless glass templated only after tile is set and grouted (5–10 business day fabrication, longer for low-iron). Glass install. Hardware. Period soap-dish remount on bungalow scope.
Final walkthrough and warranty (Days 55–70)
Final inspections by City of Boise. Owner walkthrough. Punch resolution. 5-year Iron Crest workmanship warranty begins. Schluter membrane warranty is lifetime through the manufacturer.
Sunset bathroom work needs a contractor fluent in three vocabularies (1925 bungalow period-correct, post-war modern simplicity, 30th Street corridor resale-aware), familiar with the regulatory texture (universal EPA RRP, FEMA flood mapping on the river side, no Historic District constraints), and equipped to handle plaster-and-lath demolition that drywall-only crews don't run into.
- City of Boise Planning & Development Services — Building, electrical, plumbing, mechanical permits.
- EPA Lead Renovation, Repair and Painting (RRP) Program — Required certification for pre-1978 paint disturbance work — applies to virtually every Sunset project.
- City of Boise Parks — Boise River Greenbelt — Greenbelt easement information for river-adjacent Sunset properties.
- Idaho Power Energy Efficiency Programs — Rebates and incentives for insulation, window replacement, HVAC upgrades. Strong ROI for energy retrofits on 1920s-60s Sunset homes.
- Idaho DEQ Air Quality (Asbestos) — Testing and abatement guidance for pre-1980 homes.
- Idaho Division of Building Safety — Contractor Search — Verify contractor RCE license, bonding, and insurance through the official Idaho database.
How much does a bathroom remodel cost in Sunset?
In-place tub-to-walk-in shower conversions: $32K–$55K. Primary-suite-addition bath component (within the larger $235K–$685K suite addition): $38K–$65K. 1925 bungalow period-sensitive bathroom with plaster-and-lath demolition: $42K–$78K. 30th Street corridor resale-aware renovation: $48K–$95K. Footprint expansion (bath annexes closet or hallway): $58K–$95K. Final number depends on era of the original house, the extent of structural and infrastructure modernization, and finish tier.
How long does the project take?
6–9 weeks for in-place walk-in shower conversion. 8–12 weeks for 1925 bungalow period-sensitive scope or 30th Street corridor resale-aware build. 10–14 weeks for footprint expansion (or as the bath component of a 8–13 month primary suite addition project). Plaster-and-lath demolition on pre-1940 bungalows adds 3–5 days vs. drywall homes.
Can the original cast iron tub be removed?
Yes — break-out demolition in place with a chipping hammer is our standard practice on bungalow streets where the tub physically can't fit through a 26" doorway. Cost: $500–$1,500. We dispose of the cast iron as construction debris.
Will Schluter Kerdi waterproofing be used?
Yes, on every shower without exception. Lifetime Schluter manufacturer warranty when installed by a certified installer (Iron Crest is certified). Pre-1990 Sunset showers used felt-paper-only construction and have universal failed waterproofing — Kerdi is a foundational reliability upgrade, not a marketing line.
Can I add a primary suite to my Sunset home?
Yes — common project given that nearly every pre-1965 Sunset home was built without a primary suite. The bath component of the suite addition runs $38K–$65K; the combined suite addition project (bedroom, walk-in closet, full bath) runs $235K–$685K depending on era and architectural brief. The pre-war sensitive bungalow option preserves period architectural matching.
Can the original 1925 pedestal sink be preserved?
Yes — period-sensitive bungalow scope is built around exactly this. Original pedestals are restored with new period-appropriate chrome plumbing (House of Rohl Country Bath or Newport Brass Astor) and integrated into the modern bathroom. Where the original pedestal isn't salvageable, period-correct replacements are sourced through specialty suppliers.
Can the original integrated cast iron soap dishes be saved?
Sometimes — when condition allows, we salvage and remount the original integrated soap dishes during the walk-in shower build. Adds $300–$700 to the period-sensitive bungalow scope.
What if my home is in the Boise River flood plain?
Some Sunset properties west of 30th and south of West State are within FEMA's Boise River flood mapping. We pull the FIRMette during pre-construction at no charge. Flood plain compliance review is sometimes required for footprint-expansion or primary-suite-addition bath scope; we navigate that process when applicable.
Ready to start your Sunset / 30th Street bathroom remodeling project?
Free in-home consultation, honest contingency-based budgeting, and the experience these older Boise homes require. Iron Crest Remodel — Idaho RCE #6681702, EPA RRP lead-safe certified, $2M general liability, 5-year workmanship warranty.
Get Your Free Estimate