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.
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 Outdated homes sit longer and sell at a discount.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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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:
- Maximum savings (15–25%) by combining all interior and exterior work under one contract — shared labor mobilization, bulk material pricing, and reduced overhead
- 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 master permit application covers structural, mechanical, electrical, and plumbing scopes rather than filing separately for each trade
The economics are straightforward: hiring one general contractor to manage a $150K full renovation costs significantly less than hiring separate contractors for a $40K kitchen, $25K bathroom, $30K siding, $20K windows, and $35K flooring/paint project over several years. You avoid duplicate mobilization fees, permit costs, dumpster rentals, and project management overhead — and you eliminate the inflation risk of deferring portions of the work.
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
- Entry and patio door upgrades
- 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.
Full property renovation costs in the Boise area vary based on home size, scope of work, material selections, and site conditions. The ranges below reflect typical all-in costs for comprehensive interior + exterior renovations, including labor, materials, permits, and project management. Custom or luxury-grade finishes will push costs toward the upper end of each range.
| Home Size | Investment Range | Typical Timeline |
|---|---|---|
| 1,200 sq ft | $80,000 – $150,000 | 12 – 16 weeks |
| 1,800 sq ft | $100,000 – $200,000 | 14 – 20 weeks |
| 2,500 sq ft | $140,000 – $280,000 | 16 – 24 weeks |
| 3,500+ sq ft | $200,000 – $400,000+ | 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)
Complete property walk, condition assessment, and priority mapping. We develop a master design plan covering every interior and exterior scope, coordinate material selections, finalize the budget with line-item detail, and produce a construction schedule with phase milestones. Architectural drawings and engineering reviews are completed during this phase if structural changes are planned.
Permitting & Material Orders (2 – 3 weeks)
We submit the master permit application to the City of Boise (or the applicable jurisdiction — Meridian, Eagle, Nampa, etc.) covering all trades: structural, mechanical, electrical, and plumbing. Long-lead materials — windows, cabinets, specialty tile, custom doors — are ordered during this phase so they arrive on schedule. We confirm appliance availability and lock in pricing before construction begins.
Exterior Phase (3 – 6 weeks)
Exterior work begins first to establish a weather-tight shell. This phase includes siding removal and replacement, window and door installation, gutter and gutter guard work, exterior painting, and any deck or concrete construction. Completing the exterior envelope before interior work begins protects new finishes from weather exposure and allows trades to work inside regardless of conditions.
Interior Rough-In (3 – 6 weeks)
Demolition of interior spaces followed by electrical rewiring, plumbing rerouting, HVAC modifications, and any structural framing changes. Insulation is upgraded where walls are opened. All rough-in work is inspected by the building department before we close walls. This is the phase where hidden conditions are most commonly discovered — and where our contingency budget protects you.
Interior Finish & Walkthrough (3 – 6 weeks)
Drywall, taping, and painting. Cabinet installation, countertop fabrication and install, tile work, flooring, trim, doors, fixtures, and appliance hookups. We conduct a comprehensive walkthrough with you, generate a punch list, complete all items, and deliver the finished home with warranty documentation, maintenance guides, and all permit sign-offs.
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 purchased a home at a discount because it needs significant updating. A full renovation before move-in is the most cost-efficient approach because there is no furniture to protect, no household disruption, and crews can work in every room simultaneously. FHA 203(k) and conventional renovation loans make this especially accessible.
Long-Term Homeowners Ready to Upgrade Everything
You have lived in your home for 15–25 years and multiple systems need attention — the kitchen is dated, bathrooms need work, siding is failing, and windows are single-pane. Instead of spending the next five years doing one project at a time, a full renovation addresses everything at once with coordinated design and significant cost savings.
Pre-Sale Renovation for Maximum Return
You are preparing to sell within the next 6–12 months and the home needs updates to compete in the Boise market. A strategic full renovation targeting high-ROI improvements (kitchen, bathrooms, flooring, exterior) can increase your sale price by $50,000–$150,000 while costing significantly less than piecemeal contractor bids.
Aging-in-Place Modifications
You plan to stay in your home through retirement and need accessibility modifications across multiple areas — barrier-free showers, wider doorways, lever handles, non-slip flooring, ramp access, and first-floor bedroom conversion. Bundling these with cosmetic updates creates a home that is both accessible and beautifully updated.
Investment Property Repositioning
You own a rental property or are converting a single-family home to a higher-value use. A full renovation allows you to reposition the property in the market — updating every surface, system, and fixture to command higher rents or a higher sale price. We coordinate with property managers and real estate agents to target the right finish level for your market.
Construction Season Timing
The ideal start window for a full property renovation in Boise is late winter or early spring (February through April). This allows exterior work to begin as soon as temperatures consistently exceed 50°F while interior demolition and rough-in proceed simultaneously. 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
If your home is in Ada County, the City of Boise, Meridian, Eagle, or another jurisdiction, permit requirements and timelines vary. Boise processes residential building permits in 2–4 weeks. Eagle and Meridian average 2–3 weeks. Canyon County jurisdictions (Nampa, Caldwell, Middleton) often have shorter turnaround times. We file all permit applications and coordinate inspections for every trade as part of our standard project management — there is no additional fee for this service.
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. Our crews are EPA Lead-Safe certified and experienced with these materials. Full renovations in older homes typically include a 10–15% higher contingency for hidden conditions compared to post-1990 construction.
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. Draw funds as construction progresses, paying interest only on the amount used. Current Boise-area HELOC rates typically range from 7–9% (variable). Best for: homeowners who have owned their home for 5+ years and have 20%+ equity.
Home Equity Loan
A fixed-rate lump sum based on your home’s equity. Monthly payments start immediately at a predictable amount. Rates are typically slightly higher than HELOCs (7.5–10%) but offer payment certainty. Best for: homeowners who want a fixed monthly payment and know the exact project cost.
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 + renovation loan that bundles the acquisition cost and renovation budget into a single mortgage. Available through FHA-approved lenders with as little as 3.5% down. Requires a HUD consultant and has specific contractor requirements that Iron Crest meets. Best for: buyers purchasing a fixer-upper in Boise.
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 scopes of work, contractor documentation, and progress documentation that lenders require for draw-based financing. Our team works with all major Boise-area lenders and can provide references to loan officers experienced with renovation lending.
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.
5-Year Workmanship
Covers all labor and installation across every trade — interior and exterior. One warranty, one call, one resolution.
10-Year Structural
Any structural modifications (wall removals, beam additions, foundation work) are warranted against structural failure for a full decade.
Manufacturer Terms
All materials carry their full manufacturer warranties. We register on your behalf and maintain copies in your permanent project file.
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, especially in Boise homes built before 1990. We budget a 10–15% contingency into every full renovation estimate specifically for unknowns. When we discover an issue — knob-and-tube wiring, galvanized plumbing, subfloor rot, or asbestos-containing materials — we stop, document the condition with photos, explain the options, and provide a written change order with exact costs before any additional work begins. No surprise invoices.
Do you coordinate landscaping and driveway work as part of a full renovation?
Yes. While we do not perform landscaping or asphalt/concrete driveway work in-house, we coordinate with trusted local subcontractors to include these scopes in 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?
Full property renovations in the $100K–$400K range are commonly financed through home equity lines of credit (HELOCs), home equity loans, cash-out refinances, or construction-to-permanent loans. We also work with homeowners using 203(k) FHA renovation loans for newly purchased fixer-uppers. We provide detailed scopes of work and contractor documentation required by lenders. Visit our financing page for current partner programs and pre-qualification options.
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.