Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterConstruction in Irvine, CA
Kitchen remodeling in Irvine typically runs $14,000 to $45,000 for a full renovation, and most projects clear HOA architectural review before the city permit gets its final signature. Irvine’s housing stock is almost entirely post-1970 planned-community construction, which means fewer surprises behind the drywall but a dual-approval process that catches out-of-town contractors. If you’re pricing a remodel, addition, or exterior change, call (470) 298-9650 and we’ll put a written number in front of you before any work starts.
Why Irvine Homes Are Different
Irvine is one of America’s largest master-planned communities, developed and still substantially controlled by the Irvine Company. That history shows up on every job site. A room addition in Woodbridge or Northwood needs a City of Irvine building permit and separate architectural review from the village HOA, whose CC&Rs trace back to Irvine Company design guidelines written for that specific village. Material colors, rooflines, setbacks, even fence heights get reviewed. A contractor who pulls the city permit but skips the Architectural Review Committee submission can receive a stop-work order with a valid permit in hand, because HOA approval is baked into the deed and city inspectors won’t sign off on final occupancy without it.
Climate is the easier variable. Irvine gets roughly 12 to 13 inches of rain a year, so weather delays are rare and roofing work schedules predictably. But the western and southern edges of the city, Quail Hill, Shady Canyon, and Orchard Hills, back up to open scrubland and fall under California’s Wildland-Urban Interface fire codes. That means Class A roofing, ignition-resistant assemblies, and ember-resistant venting on any exterior work in those villages, which changes both specs and material costs. The newest housing, in Portola Springs, Orchard Hills, and the Great Park Neighborhoods built on the former El Toro Marine Corps Air Station, is recent enough that we rarely uncover knob-and-tube wiring or unreinforced masonry, but the density of HOA-governed attached units makes structural and exterior work logistically tighter than on a single-family lot in Tustin.
Our Main Irvine Services
Two services draw the most calls from Irvine homeowners: fencing and driveway work. Both sit squarely inside the HOA review process that defines construction in this city.
Fence Installation in Irvine
Fence work in Irvine is a village-by-village negotiation. The CC&Rs in Woodbridge differ from those in Northwood, and both differ from what’s written for Great Park Neighborhoods. Height, material, color, and even the direction of the good side get specified. We pull the city permit and prepare the HOA submission package as one combined step so the review doesn’t stall mid-project. Vinyl and aluminum are the most common choices, and both hold up well in Irvine’s dry climate. See Fence Installation in Irvine for pricing and the approval sequence.
Driveway & Pavers in Irvine
Driveway and paver projects in Irvine carry a dual constraint: HOA design rules on paver color and pattern, plus city stormwater requirements for permeable surfaces on some lots. We handle both in the written scope. Belgard and Techo-Bloc pavers are common choices, and we quote them by the square foot with the base prep spelled out so the number doesn’t move later. See Driveway & Pavers in Irvine for the full range.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
BeforeAfterKitchen Remodeling in Irvine
A full kitchen remodel in Irvine typically runs $14,000 to $45,000, and most homes we work in were built after 1970, which means the framing is generally square and the electrical is already grounded. The more complex variable is the HOA review when the kitchen touches an exterior wall, window, or vent line, and in attached units, that’s most kitchens. We write the scope with that approval path mapped out, because in Irvine it’s a legal requirement, not a formality. You can see the full breakdown on our Kitchen Remodeling hub page.
Full Kitchen Remodeling
Signs you need it
Your layout fights you every day, the cabinet boxes are failing, or you’re planning to stay in the house and want the kitchen to match how you actually cook.
What it costs in Irvine
A full kitchen remodel in Irvine lands between $14,000 and $45,000 depending on cabinet grade, countertop material, and how much the floor plan moves.
How we do it
We document the existing conditions with photos, write a flat scope with cabinet line and countertop material named, pull the city permit, prepare the HOA package if exterior elements are touched, then build to the written plan with signed change orders for anything not in it.
Cabinets & Countertops
Signs you need it
Your cabinet doors sag, the boxes delaminate in the dry Irvine air, or the countertops are worn to the point where sealing no longer helps.
What it costs in Irvine
Cabinet installation runs $4,000 to $13,000 and countertop installation $2,000 to $6,500 in Irvine, with KraftMaid and Wellborn on the cabinet side and Cambria and Caesarstone on the countertop side.
How we do it
We template the counters digitally after the cabinets are set, order from named suppliers with documented lead times, and install with the seams and overhangs written into the scope before the first cut.
What Kitchen Remodeling Costs in Irvine
| Item | Typical range in Irvine |
|---|---|
| Full Kitchen Remodel | $14,000 - $45,000 |
| Small Kitchen Remodel | $9,000 - $20,000 |
| Kitchen Island Installation | $3,000 - $10,000 |
How long does a kitchen remodel take in Irvine?
Most full kitchen remodels in Irvine run six to ten weeks from demo to final inspection. HOA review, when required, adds time on the front end, so we start that package the same week as the city permit.
Will the price change once work starts in Irvine?
Not without a signed change order. Clause 1 of the Haven Standard means the written price is delivered before work starts, and nothing proceeds on a change until you sign it. Call (470) 298-9650 for a written quote.
Bathroom Remodeling in Irvine
A bathroom remodel in Irvine runs $9,000 to $28,000 for a full gut, with smaller projects like a tub-to-shower conversion landing between $3,500 and $10,000. Irvine’s post-1970 housing stock means we rarely encounter rotted subfloors, but the shared-wall reality of townhomes and condos makes waterproofing, ventilation, and HOA review on any plumbing change the central work. We document the existing substrate and membrane conditions in writing before quoting, so the number reflects what’s actually there. See Bathroom Remodeling for the full service breakdown.
Walk-In Showers & Shower Remodeling
Signs you need it
Your shower leaks, the tile membrane has failed, or the curb is too high to step over safely.
What it costs in Irvine
Walk-in shower installation in Irvine runs $4,500 to $12,000, and a shower replacement $3,000 to $8,500, depending on tile, glass, and whether the pan needs re-sloping.
How we do it
We strip to the studs, inspect the substrate and existing membrane, write our findings into the scope, then build the new pan with a waterproofing system and tile specified before the first day of demo.
Tub-to-Shower Conversion
Signs you need it
Your tub gets used twice a year and takes up the bathroom’s best floor space.
What it costs in Irvine
A tub-to-shower conversion in Irvine costs $3,500 to $10,000, with the range driven by whether the drain needs relocation and what tile and glass you select.
How we do it
We cap the old tub drain properly, re-set the shower drain at the correct slope, install a new waterproofing membrane, and tile and glass to the written spec, with Kohler and Toto fixtures named in the quote.
What Bathroom Remodeling Costs in Irvine
| Item | Typical range in Irvine |
|---|---|
| Full Bathroom Remodel | $9,000 - $28,000 |
| Small Bathroom Remodel | $5,000 - $12,000 |
| Bathroom Vanity Installation | $800 - $3,000 |
Do I need HOA approval for a bathroom remodel in Irvine?
Only if the work touches plumbing stacks, exterior walls, or ventilation changes in attached units. Most interior-only bathroom remodels in detached Irvine homes skip HOA review, but city permits still apply. Call (470) 298-9650 and we’ll check your village’s CC&Rs.
How long does a bathroom remodel take in Irvine?
Most full bathroom remodels in Irvine run four to six weeks. Tub-to-shower conversions often finish in three weeks. The written scope includes a schedule, and the photo record documents progress each visit.
Roofing in Irvine
Roof replacement in Irvine runs $8,000 to $20,000, and the mild 12-to-13-inch annual rainfall means we schedule work year-round without losing many days to weather. The real Irvine variable is the Wildland-Urban Interface fire code on homes in Quail Hill, Shady Canyon, and Orchard Hills, where Class A roofing assemblies and ember-resistant venting are mandatory and change the material spec. We write those requirements into the quote rather than discovering them at inspection. See Roofing for the full breakdown.
Roof Repair
Signs you need it
You see water stains on the ceiling after the winter rains, or the last inspection found cracked tiles or lifted shingles.
What it costs in Irvine
Roof repair in Irvine runs $400 to $1,800, and tile roof repair $600 to $2,500, with the range set by the number of damaged tiles or shingles and the condition of the underlayment beneath them.
How we do it
We inspect the field, underlayment, and flashing, document the findings in photos, and write a repair scope that names the exact materials before any tile is lifted.
Roof Replacement & Installation
Signs you need it
Your roof has reached the end of its service life, you’re selling and the buyer’s inspector flagged it, or you’re in a WUI zone and the current assembly doesn’t meet current fire code.
What it costs in Irvine
Roof replacement in Irvine runs $8,000 to $20,000, with metal roof installation at $15,000 to $40,000 where the HOA or fire code calls for it.
How we do it
We count the existing layers, strip to the deck where required, install the specified underlayment and Class A-rated material, and photograph the assembly at each stage before final inspection.
What Roofing Costs in Irvine
| Item | Typical range in Irvine |
|---|---|
| Roof Replacement | $8,000 - $20,000 |
| Roof Repair | $400 - $1,800 |
| Metal Roof Installation | $15,000 - $40,000 |
Is roofing work in Irvine subject to HOA approval?
Yes, in most Irvine villages. The HOA reviews roof material, color, and profile, and in WUI zones the city fire code adds its own requirements. We prepare both packages together.
How long does a roof last in Irvine’s climate?
Asphalt shingles typically last 20 to 25 years in Irvine’s dry, low-rain climate; tile and metal last significantly longer. The photo record from your replacement documents the assembly for future warranty work.
Windows & Doors in Irvine
Window replacement in Irvine runs $4,500 to $15,000, and impact window installation $8,000 to $25,000 where the WUI fire code or HOA design rules specify it. Irvine’s mild climate means the efficiency argument is less about temperature extremes and more about solar gain on west-facing walls and keeping conditioned air inside during summer. We quote the window line and glass package by name, not by vague tier. See Windows & Doors for the full breakdown.
Window Replacement
Signs you need it
Your frames are soft at the sill, the seals have failed and you have condensation between the panes, or the existing windows don’t meet current HOA or WUI code.
What it costs in Irvine
Window replacement in Irvine runs $4,500 to $15,000 depending on the number of openings, the frame material, and the glass package specified.
How we do it
We measure each opening independently, write the brand and glass spec into the scope, remove the old units without damaging the stucco surrounds, and install with new flashing and insulation at every opening.
Door Installation
Signs you need it
Your exterior door doesn’t seal against the frame, the threshold is worn, or the door itself no longer meets the HOA’s design standard for your village.
What it costs in Irvine
Door installation in Irvine is quoted per opening, with the material and hardware spec written into the flat price, not as an allowance that moves later.
How we do it
We pull the existing door, inspect the rough opening and flashing, set the new door plumb and square, and photograph the flashing and seal work before trim goes back on.
What Windows & Doors Costs in Irvine
| Item | Typical range in Irvine |
|---|---|
| Impact Window Installation | $8,000 - $25,000 |
| Window Replacement | $4,500 - $15,000 |
| Door Installation | $800 - $3,000 (per opening, material dependent) |
Do replacement windows in Irvine require HOA approval?
Yes, in nearly every Irvine village. Frame color, material, and grid pattern are commonly regulated. We submit the product spec sheet with the HOA package so the review moves in one pass.
Will impact windows lower my insurance in Irvine?
Often yes, particularly in the WUI-adjacent villages like Quail Hill and Orchard Hills. Ask your insurer for the specific credit; we’ll give you the written specification they need to evaluate it.
Home Additions & ADU in Irvine
A home addition in Irvine runs $45,000 to $130,000, and a new detached ADU $90,000 to $220,000, with garage conversions landing between $30,000 and $80,000. Irvine’s HOA overlay means the architectural review is a separate legal gate from the city permit, and in villages like Woodbridge and Northwood, skipping the ARC submission can stop a project even with a valid city permit in hand. We sequence the two approvals in writing before construction starts. See Home Additions & ADU for the full breakdown.
ADU Design & Permitting
Signs you need it
You want a legal rental unit, a separate workspace, or housing for family on your Irvine lot, and the HOA’s design rules are the first barrier to clear.
What it costs in Irvine
ADU construction in Irvine runs $90,000 to $220,000 for a detached unit, with the design and permit package included in the written scope, not billed as a separate surprise.
How we do it
We survey the lot, draft the site plan against city setback and HOA design rules, prepare both submittal packages, and only break ground after both approvals are in hand.
Garage Conversion ADU
Signs you need it
You have an attached garage on an Irvine tract lot and want to convert it without changing the building footprint, which is the fastest path to a legal unit.
What it costs in Irvine
A garage conversion ADU in Irvine runs $30,000 to $80,000 depending on insulation, electrical, plumbing, and whether the garage door opening gets filled or replaced with a window wall.
How we do it
We frame the garage door opening per the HOA-approved elevation, install the required insulation and drywall, run the electrical from the main panel, and pull all trade permits before the final inspection.
What Home Additions & ADU Costs in Irvine
| Item | Typical range in Irvine |
|---|---|
| Home Addition | $45,000 - $130,000 |
| ADU Construction | $90,000 - $220,000 |
| Garage Conversion | $30,000 - $80,000 |
Can I build an ADU if my Irvine HOA says no?
California ADU law preempts many HOA restrictions, but the village architecture review still applies to exterior design. We’ve navigated this in Woodbridge, Northwood, and Great Park Neighborhoods, where the path is well worn.
How long does an ADU take in Irvine from permit to finish?
Most detached ADUs in Irvine run eight to fourteen months including the dual-approval period. The written schedule in your scope reflects that reality rather than a sales number.
Brands We Service in Irvine
We specify and install named product lines, not generic substitutes: Sakrete for concrete and paver base, Abodu for panelized ADU frames, and Cover for prefabricated ADU modules where the lot and HOA allow. Materials are ordered with documented lead times so the written schedule holds. See our brands for the full sourcing list.
Pricing for Construction in Irvine, CA
| Service | Typical range in Irvine |
|---|---|
| Full Kitchen Remodel | $14,000 - $45,000 |
| Bathroom Remodel | $9,000 - $28,000 |
| Walk-In Shower Installation | $4,500 - $12,000 |
| Roof Replacement | $8,000 - $20,000 |
| Window Replacement | $4,500 - $15,000 |
| Vinyl Fence Installation | $3,500 - $9,000 |
| Paver Driveway Installation | $7,000 - $18,000 |
| Home Addition | $45,000 - $130,000 |
| ADU Construction | $90,000 - $220,000 |
| Garage Conversion | $30,000 - $80,000 |
What pushes the number up in Irvine is HOA design review and, in the WUI villages, the fire-code assembly requirements that add cost to roofing and exterior materials. Every quote we write is a flat price with a written scope and a written warranty, delivered before any work starts, under Clause 1 of the Haven Standard.
Neighborhoods We Serve in Irvine
We work across Irvine’s planned villages, and the HOA review process differs from one to the next. Our estimators know which villages require an ARC submission, which have standing design committees, and which approve work administratively. Typical response time for a written estimate in Irvine is two to three business days from the site walk.
- Woodbridge
- Northwood
- Great Park Neighborhoods
- Quail Hill
- Portola Springs
- Orchard Hills
Service Area - Cities Near Irvine
We also write flat-price scopes for homeowners in Tustin, CA, Santa Ana, CA, Orange, CA, and Lake Forest, CA. The HOA overlay is lighter in most of those cities, but the written-price process doesn’t change.
Serving Irvine, CA - Our Local Coverage Area
We’re based in the Irvine area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Construction in Irvine
City of Irvine plan review typically runs three to six weeks for interior remodels, longer for additions and ADUs. The HOA architectural review runs concurrently, and we submit both packages the same week so neither stalls the other.
No. We review your village’s CC&Rs and prepare the HOA submission as part of the written scope. The approval sequence gets mapped before the quote is final, so you’re not paying for a design the ARC will reject.
Yes. We serve all of Irvine’s villages, including the newer builds in Portola Springs, Orchard Hills, and the Great Park Neighborhoods, with the same written-price process on every job. Call (470) 298-9650 to schedule a site walk and get a flat quote.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Irvine Customers Say
"Driveway replaced properly with a base that will actually last. They explained why the cheaper quote was cheaper."
- Reggie O."Solid work, decent crew, and the site was left tidy every evening."
- Pearl A."Final invoice was within two percent of the contract. Every change was priced and signed before anyone picked up a tool."
- Malcolm T.