Full Property Renovations Services
The ultimate renovation package. Iron Crest Remodel handles your entire property — interior and exterior — under one contract, one project manager, and one timeline. Ideal for newly purchased homes, investment properties, or complete home transformations.
- Complete interior + exterior renovation
- Kitchen, bathrooms, flooring, painting
- Siding, windows, gutters, trim
- Deck, landscaping coordination
- One project manager from start to finish
- Maximum bulk material savings
- Investment property renovation packages
- Pre-sale home preparation
- 15-25% savings vs. separate projects
Timeline
4 – 8 months
Property Walk & Priority Assessment
We walk every room and the entire exterior, document all conditions, and work with you to prioritize needs vs. wants within your budget.
Master Renovation Plan
A comprehensive design and construction plan covering every space. Materials are coordinated for consistency. One budget, one contract.
Phased Full-Property Build
Construction proceeds in logical phases — typically exterior first (weatherproofing), then interior rough work, then finishes throughout. A detailed schedule keeps everything on track.
Comprehensive Handoff
Every room and every exterior surface is inspected. One complete punch list, one warranty package, one set of maintenance documentation.
See Your Remodel Before You Build.
Upload a few photos of your kitchen, bathroom, flooring, or exterior and get AI-generated concept visuals tailored to your space, style, and materials — free, no obligation, in about five minutes. Then request a real estimate from our Idaho registered Boise team.
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How long does a full property renovation take?
Full property renovations typically take 4-8 months depending on scope. A cosmetic refresh (paint, flooring, fixtures, exterior paint) can be done in 2-3 months. A comprehensive renovation (kitchen, bathrooms, siding, windows) takes 5-8 months.
How much does a full property renovation cost?
Full property renovations in Boise range from $100,000-$400,000+ depending on home size and scope. We work with you to phase the project within your budget and prioritize the highest-impact improvements.
Is a full property renovation worth it for resale?
Full renovations typically return 60-80% of investment at resale, but the real value is in making the home competitive in the market. Outdated homes sit longer and sell at a discount. A renovated home sells faster and at market rate.
Plan your full property renovations project with our in-depth guides.
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Mon–Fri 7 AM–6 PM · Idaho registered & insured · No obligation
Russ S. — Project Manager
Russ S. — Project Manager
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A full property renovation tackles every interior and exterior system in a single mobilization. Instead of spreading upgrades across three, five, or ten years of separate projects — each with its own contractor, permit cycle, and disruption — you consolidate everything into one coordinated build. The result is a cohesive home that looks, functions, and performs like new from the curb to the back fence.
Here's why Boise homeowners choose full property renovations over piecemeal approaches:
- One mobilization rather than five — site setup, dumpsters, scaffolding, material ordering and project management are paid once for the whole scope instead of once per project. We publish no bundling discount percentage; the line items it removes are itemized on your proposal so you can compare against separate quotes yourself
- Cohesive design vision across the entire home — finishes, fixtures, color palettes, and materials are coordinated from kitchen to curb
- One construction timeline instead of years of sequential projects, each with its own disruption and cost escalation
- Single point of accountability for the entire renovation — one project manager, one warranty, one punch list
- Ideal for pre-sale preparation, post-purchase upgrades, or aging-in-place renovations where multiple systems need attention simultaneously
- Streamlined permitting — one application covering the full scope rather than a separate filing, review and inspection queue for each project, with the trade permits your specific work requires confirmed with the Building Division on (208) 608-7070 before design is finalised
The arithmetic is worth doing explicitly. A $40,000 kitchen, a $25,000 bathroom, $30,000 of siding, $20,000 of windows and $35,000 of flooring and paint each sit inside our published Boise ranges, and together they come to $150,000 — the same $150,000 whether you buy them once or five times over a decade. What changes is everything around them: five mobilizations rather than one, five permit applications and review cycles, five dumpster rentals, five rounds of project management, and five separate points of accountability when something at a junction between two trades fails. Deferring portions of the work also exposes the later phases to whatever construction costs do in the meantime.
Every full property renovation is custom-scoped to your home, budget, and priorities. Below is the typical scope we coordinate under one contract. You choose which elements to include — we handle the sequencing, trade coordination, and quality control for all of them.
Interior Scope
- Kitchen remodel — cabinets, countertops, backsplash, appliances, layout changes
- Bathroom renovations — showers, tubs, vanities, tile, fixtures
- Flooring throughout — hardwood, LVP, tile, carpet
- Interior painting — walls, ceilings, trim, doors
- Lighting upgrades — recessed, pendant, under-cabinet, dimmers
- Interior doors and trim replacement
- Electrical panel upgrade and circuit additions
- Plumbing updates — supply lines, drain lines, water heater
Exterior Scope
- Siding replacement — fiber cement, engineered wood, vinyl
- Window replacement — double-pane, low-E, argon-filled
- Gutters and gutter guard installation
- Exterior painting — siding, trim, soffits, fascia
- Deck construction or replacement
- Concrete — walkways, patios, driveway repair
- Exterior lighting and electrical
Not every home needs every line item. During the initial property walk, we assess conditions throughout the home and work with you to prioritize the highest-impact improvements within your budget. Some homeowners choose a comprehensive renovation covering every surface; others focus on the kitchen, bathrooms, and exterior while leaving bedrooms and living areas for a later phase.
Our published Boise range for a full property renovation is $100,000 to $400,000+, all in — labor, materials, permits and project management. That band is set by scope rather than by square footage: a 3,500 sq ft home with sound systems and a cosmetic scope can land below a 1,200 sq ft home that needs rewiring, re-plumbing and a new envelope. We therefore do not publish a dollar figure per house size, because we have no data that would make one honest. What size does drive reliably is duration, and that is what the table shows.
| Home Size | What Usually Drives the Number | Typical Timeline |
|---|---|---|
| 1,200 sq ft | One kitchen, one or two baths, envelope on a small footprint | 12 – 16 weeks |
| 1,800 sq ft | Adds a second full bath and more flooring and wall area | 14 – 20 weeks |
| 2,500 sq ft | Two storeys or a larger footprint; scaffolding and access cost more | 16 – 24 weeks |
| 3,500+ sq ft | Three or more baths, larger mechanical loads, longer finish phase | 20 – 30 weeks |
Timelines assume concurrent interior and exterior work phases. Homes with significant structural, electrical, or plumbing deficiencies may require additional time. We provide a detailed, line-item estimate after the initial property walk — no ballpark guesses. Request a free estimate to get started.
A full property renovation is the most complex residential construction project a general contractor manages. Sequencing matters — exterior weatherproofing must happen before interior finishes, rough-in trades must complete before drywall, and material lead times must align with the construction schedule. Here's how we phase a typical full renovation:
Design & Planning (3 – 4 weeks)
A full property walk, condition assessment and priority mapping, followed by a master design plan covering every interior and exterior scope. Selections are coordinated across rooms so the finishes are chosen against each other rather than in isolation, and the whole scope is priced before anything is committed.
Permitting & Material Orders (2 – 3 weeks)
We submit the permit application to the City of Boise, or to whichever jurisdiction your address falls under — Meridian, Eagle, Nampa, Caldwell and Ada County each run their own review. Long-lead materials are ordered in parallel, because cabinetry and slab fabrication, not construction, usually set the start date.
Exterior Phase (3 – 6 weeks)
Exterior work goes first to establish a weather-tight shell before any interior finish is exposed to it: siding removal and replacement, sheathing repair, the weather-resistive barrier and flashing, window installation, then gutters onto completed fascia.
Interior Rough-In (3 – 6 weeks)
Demolition of interior spaces followed by electrical rewiring, plumbing rerouting, HVAC modifications, and any structural framing changes.
Interior Finish & Walkthrough (3 – 6 weeks)
Drywall, taping and painting, then cabinet installation, countertop templating and fabrication, tile, flooring, trim, doors, fixtures and appliances. Flooring goes in after the overhead work is finished so it is not damaged by it, and the room-by-room walkthrough follows as each space completes.
Total project duration ranges from 12 to 30 weeks depending on home size and scope. We provide a detailed Gantt-style schedule before construction begins and update it weekly throughout the project. Read more about phasing a whole-home remodel and living at home during a renovation.
Full property renovations are not for every homeowner. They are ideal for specific situations where the scale of work and the savings from bundling justify the investment and construction timeline.
New Home Buyers with a Fixer-Upper
You bought at a discount because the house needs significant updating. Renovating before move-in avoids living through the work, lets trades run in parallel across an empty house, and puts the whole scope under one fixed price rather than five negotiated over a decade.
Long-Term Homeowners Ready to Upgrade Everything
You have been in the house long enough that several systems have aged together — the kitchen is dated, the bathrooms need work, the siding and paint are failing, and the flooring is worn. Doing them in one pass removes the duplicated setup cost and lets the finishes be chosen as one scheme.
Pre-Sale Renovation for Maximum Return
You are preparing to sell and the house needs updating to stand against what else is on the market. We publish no cost-recovery percentage for pre-sale work and will not invent one; the number worth having first is your neighborhood's price ceiling, which an agent can pull in an afternoon. Bring it and we will scope the work to fit under it.
Aging-in-Place Modifications
You plan to stay through retirement and need accessibility work across several areas at once — barrier-free showers, wider doorways, a first-floor bedroom and bath, reachable storage, and better lighting. These are design decisions rather than compliance ones: the ADA governs public accommodations, not private homes.
Investment Property Repositioning
You own a rental or are repositioning a property for a different use. The interval between purchase and first rent or first listing is what a bundle compresses, and one fixed-price scope makes the numbers far easier to underwrite than five quotes arriving over a year.
Construction Season Timing
The ideal start window for a full property renovation in Boise is late winter or early spring (February through April). This lets exterior work begin as soon as conditions clear the minimum application temperature on the specified coatings' own data sheets, while interior demolition and rough-in run in parallel inside. Starting in spring means exterior painting, siding, and deck work happen during the warm, dry summer months when conditions are optimal for adhesives, coatings, and concrete. Projects that start in fall risk weather delays on exterior phases.
Permitting Across Jurisdictions
Permit requirements, fee schedules and review times differ by jurisdiction, and they change, so we confirm the current turnaround with the reviewing office rather than publishing a figure here. For Boise that is the Building Division on (208) 608-7070, with Planning & Zoning on (208) 608-7100 for anything touching setbacks or a zoning overlay. Boise prices residential building permits on project valuation under Table 1-A — for example $913.09 plus $5.17 per $1,000 above a $100,000 valuation — with residential plan review adding 20% of the permit fee (the 65% figure quoted in some guides is the commercial rate). We file all permit applications and coordinate inspections for every trade as part of our standard project management.
Legacy Home Considerations
Boise's older neighborhoods — North End, Bench, Central Bench, and parts of downtown — contain homes built from the 1920s through the 1960s with legacy materials that require special handling during renovation. Lead-based paint (pre-1978), knob-and-tube wiring, galvanized plumbing, plaster walls, and non-standard framing dimensions are common. We follow EPA Renovation, Repair and Painting lead-safe work practices on pre-1978 homes — containment, no open-flame or high-heat paint removal, HEPA vacuuming, and documented cleaning verification — and suspected asbestos-containing materials are tested before demolition rather than assumed either way. Renovations in older homes carry a larger contingency than post-1990 construction, and the amount is stated as its own line on your proposal rather than absorbed into the trade pricing.
Full property renovations in the $80,000–$400,000+ range typically require financing. Understanding your options before the design phase begins helps you set a realistic budget and move quickly when you are ready to start construction.
Home Equity Line of Credit (HELOC)
The most common option for homeowners with significant equity. You draw funds as construction progresses and pay interest only on what has been drawn, which suits a spend that arrives in stages. Pricing is a variable margin over the prime rate, so it moves when prime moves and we publish no band for it — ask each lender for the margin, the index, the introductory period and the rate it reverts to, and compare those four. Best for: homeowners with meaningful equity and a scope that will be built in phases.
Home Equity Loan
A fixed-rate lump sum secured against your equity, sitting as a second lien behind your existing mortgage so a low first-mortgage rate is left untouched. Payments start immediately and never move. Fixed products generally price above a HELOC's opening rate because the lender rather than the borrower carries the interest-rate risk — that trade is the point of the product. Best for: a settled scope where payment certainty is worth paying for.
Cash-Out Refinance
Replace your existing mortgage with a new, larger mortgage and use the difference to fund the renovation. Makes sense when your current mortgage rate is higher than today’s rates, allowing you to lower your payment while funding the renovation. Best for: homeowners whose existing mortgage rate exceeds current market rates.
FHA 203(k) Renovation Loan
A purchase-plus-renovation loan that bundles acquisition and renovation budget into one mortgage, available through FHA-approved lenders with as little as 3.5% down. Two details worth getting right: the Limited 203(k) covers total rehabilitation costs up to $75,000 and does not require a 203(k) Consultant, a ceiling raised from $35,000 for case numbers assigned on or after 4 November 2024 (HUD Mortgagee Letter 2024-13); the Standard 203(k) handles anything larger or structural and does require one. Contractor requirements are set by the lender and start with current Idaho DOPL registration — ours is RCE-6681702. Best for: buyers purchasing a fixer-upper.
Construction-to-Permanent Loan
A short-term construction loan that converts to a permanent mortgage upon project completion. Interest-only payments during construction keep monthly costs low during the build phase. Best for: major renovations exceeding $200,000 or projects requiring temporary relocation.
We provide the detailed scope of work, contractor documentation and progress documentation that lenders require for draw-based financing, and we have worked through draw schedules with Treasure Valley lenders before. Tell us at the estimate stage which product you are using — a 203(k) in particular has to be bid for from the start rather than converted to later.
A full property renovation is the largest investment most homeowners make after purchasing their home. Our warranty reflects the scope and significance of that investment.
3-Year Workmanship
Covers all labor and installation across every trade — interior and exterior. One warranty, one call, one resolution.
Written Into Contract
Every warranty term is written into your contract before work begins — you are not relying on a promise made on a website. The document names the exact scope, start date, and coverage period.
Manufacturer Terms
All materials carry their own manufacturer warranty, on that manufacturer's terms rather than ours. We register them in your name and keep copies in your permanent project file. Terms vary by brand and product line, so read the figure on the manufacturer's own site before it influences a selection.
Every full property renovation includes a complimentary 6-month and 12-month follow-up inspection. We return to check caulk joints, grout lines, paint touch-ups, door adjustments, and any settling-related issues \u2014 proactively catching minor items before they become problems. Your project file (design selections, permits, warranty documents, maintenance guides) is provided in both printed and digital formats at project completion.
The following government agencies, industry organizations, and official resources provide additional information relevant to your remodeling project.
Explore our in-depth guides to plan your Boise full property renovation with confidence.
Can I live in my home during a full property renovation?
It depends on the scope. For cosmetic-level renovations (paint, flooring, fixtures), most homeowners stay in the home and we phase the work room by room. For comprehensive renovations involving kitchen and bathroom demolition, electrical panel upgrades, or major plumbing rerouting, we typically recommend relocating for 4–8 weeks during the heaviest construction phases. We provide a detailed phasing plan before construction begins so you can plan accordingly. Many Boise homeowners stay with family, rent short-term, or use the project as an opportunity to travel.
How do you handle surprises like hidden water damage or outdated wiring?
Hidden conditions are common in full property renovations, particularly in Boise homes built before 1990. Every full renovation estimate carries a contingency for unknowns, stated as its own line on the proposal so you can see exactly what is set aside rather than having it buried in the trade lines. When we find something — knob-and-tube wiring, galvanized plumbing, subfloor rot, or suspected asbestos-containing materials, which are tested rather than guessed at — we stop, photograph the condition, explain the options and their costs, and get a written change order approved before any of that work proceeds. No surprise invoices.
Do you coordinate landscaping and driveway work as part of a full renovation?
Yes. Landscaping and asphalt/concrete driveway work can be coordinated into the master renovation plan. This ensures landscaping, irrigation, and hardscaping are scheduled after exterior construction is complete — avoiding rework or damage to finished areas. Coordinating through one general contractor also simplifies communication and scheduling.
What financing options are available for a full property renovation?
Renovations at this scale are commonly financed through a home equity line of credit, a home equity loan, a cash-out refinance, or a construction-to-permanent loan, and buyers of fixer-uppers often use an FHA 203(k). To be clear about our role: Iron Crest is a remodeling contractor, not a lender. We do not issue loans, set rates, or approve credit, and we publish no rate figures, because rates move weekly and are priced per borrower. What we provide is the detailed fixed-price scope and the contractor documentation lenders require, in the format they ask for. Our financing options page sets out how each instrument is structured and which project sizes it suits.
Research your full property renovations project with our in-depth Boise-area guides.
A full property renovation combines every interior and exterior trade under one contract. Save 15–25% versus separate projects.
Ready to Start Your Remodeling Project?
Get a free, no-obligation estimate from Boise's trusted remodeling experts. Licensed, insured, and ready to build.