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 Mission District, CA
Kitchen remodeling in Mission District typically runs $14,000-$45,000 for a full renovation, with smaller projects landing between $9,000 and $20,000. The number shifts because most homes here were built between 1900 and 1920, and the moment a contractor opens a wall, they find conditions no new-build contractor ever faces: knob-and-tube wiring, zero insulation, galvanized supply lines, and framing that has held San Francisco apartments together for a century. Whether you’re planning a kitchen, a bathroom, a roof, or an ADU, call (470) 298-9650 for a written price before anyone picks up a tool.
Why Mission District Homes Are Different
The Mission’s defining construction challenge is its dense stock of pre-1940 wood-frame soft-story apartment buildings. Edwardian-era two-to-five-story flats with tuck-under garages or open ground-floor commercial fronts line Valencia Street and 24th Street, and many fall under San Francisco’s mandatory soft-story seismic retrofit ordinance (Chapter 4D). Any contractor working here has to be fluent in DBI permit workflows, shear wall specifications, and moment-frame installation in occupied, rent-controlled buildings. That is a different job than the same remodel in Daly City or San Mateo.
The Mission sits in a rain shadow created by Twin Peaks, so it gets less fog and more reliable construction weather than the Outer Sunset or Richmond. But November through March rain still saturates exposed foundation sill plates and subfloor assemblies in old buildings, and dry rot at the mudsill level is a near-universal finding when renovation starts. Add in San Francisco’s Green Building Code (Chapter 13C) and Planning Department historic compatibility review, and a permit timeline here can run months longer than anywhere else on the Peninsula. The houses are beautiful. The paperwork is real.
Our Main Mission District Services
Most Mission District homeowners call Rowan Construction Group about two things first: their fences and their driveways. Both live on their own pages with full pricing and detail.
Fence Installation in Mission District
The Mission’s narrow lots and shared property lines mean fence work here is often about privacy and boundary clarity, not just curb appeal. Edwardian flats sit close together, so a fence has to handle tight setbacks, uneven grade, and neighbor coordination. We specify post depth and material by condition, not by habit. For the full breakdown, see Fence Installation in Mission District.
Driveway & Pavers in Mission District
Driveways in the Mission are short, sloped, and often original to the 1900s build. Tuck-under garages mean drainage and base preparation matter more than in flat suburban lots. We handle concrete, asphalt, and paver work with the same written-scope process. Full pricing is on Driveway & Pavers in Mission District.
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 Mission District
A full kitchen remodel in Mission District runs $14,000-$45,000. The spread exists because pre-1940 Edwardian flats hide unknowns behind the plaster: live knob-and-tube wiring, sagging old-growth redwood joists, and walls that were never straight to begin with. Rowan Construction Group writes a flat price before work starts, and if a change is needed, nothing proceeds until the change order is signed. We document every visit with photos, so you see what we found, not a summary of it. More on our process is on the Kitchen Remodeling page.
Full Kitchen Remodeling
Signs you need it
Layout doesn’t work for how you cook now, cabinets are failing, or walls are hiding the original knob-and-tube wiring we mentioned.
What it costs in Mission District
$14,000-$45,000 depending on layout changes, cabinet grade, and what the walls reveal.
How we do it
We open one wall at a time, document what’s behind it, scope the wiring and plumbing against current code, and lock the plan before demo continues.
Cabinets & Countertops
Signs you need it
Boxes are separating, doors no longer close flush, or the countertop is delaminating from decades of Mission humidity cycles.
What it costs in Mission District
Cabinet installation runs $4,000-$13,000; countertops $2,000-$6,500.
How we do it
We measure against actual wall conditions, not blueprints from 1912, and order cabinetry only after the dimensions are verified on site.
Backsplash, Tile & Flooring
Signs you need it
Grout is cracked from building settlement, tile is loose, or the floor no longer handles the moisture of a Mission kitchen without daily mopping.
What it costs in Mission District
Backsplash installation is $800-$2,500; flooring is priced per square foot after we inspect the subfloor.
How we do it
We check the existing subfloor and mudsill for rot before laying anything, because the rain-shadow climate means moisture hides at the foundation level, not the ceiling.
What Kitchen Remodeling Costs in Mission District
| Item | Typical range in Mission District |
|---|---|
| Full kitchen remodel | $14,000-$45,000 |
| Small kitchen remodel | $9,000-$20,000 |
| Kitchen island installation | $3,000-$10,000 |
Will city permits slow down my Mission District kitchen remodel?
Yes, often by weeks. DBI review plus historic compatibility can add two to four months. We handle the paperwork and phase the work around it.
Can you keep the original Edwardian details while modernizing?
We can preserve plaster over wood, original trim, and floor plan character while bringing wiring, insulation, and cabinetry to current code. Call (470) 298-9650 to discuss the scope.
Bathroom Remodeling in Mission District
A bathroom remodel in Mission District runs $9,000-$28,000 for a full renovation, with smaller jobs like a tub-to-shower conversion landing at $3,500-$10,000. Edwardian flats were not built with modern bathroom ventilation or waterproofing, so the first thing we check is the subfloor and the wall cavity behind the tile. We write the scope before work starts and document every visit with photos. That is the Rowan standard on every Bathroom Remodeling job.
Full Bathroom Remodeling
Signs you need it
Tile is cracking along the seams, the floor feels soft near the tub, or the room has one working outlet and no ventilation beyond a small window.
What it costs in Mission District
$9,000-$28,000 depending on size, waterproofing scope, and whether the drain lines need replacement.
How we do it
We strip to the studs in the wet zone, inspect for dry rot at the mudsill, rebuild the waterproof membrane, and only then set tile.
Walk-In Showers & Shower Remodeling
Signs you need it
The existing tub surround leaks, the shower pan liner has failed, or you want a curbless entry and the subfloor has to be lowered.
What it costs in Mission District
Walk-in shower installation is $4,500-$12,000; shower replacement is $3,000-$8,500.
How we do it
We check joist spacing and subfloor thickness before cutting anything, because 1900s framing was not sized for modern tile loads.
Tub-to-Shower Conversion
Signs you need it
The tub is rust-stained, the surround is failing, and the room’s single bath needs to work for everyone who lives there.
What it costs in Mission District
$3,500-$10,000 including demolition, waterproofing, and new valve plumbing.
How we do it
We cap the old tub drain correctly, install a new P-trap, and run the waterproofing up past the showerhead height before tile goes on.
What Bathroom Remodeling Costs in Mission District
| Item | Typical range in Mission District |
|---|---|
| Full bathroom remodel | $9,000-$28,000 |
| Small bathroom remodel | $5,000-$12,000 |
| Bathroom vanity installation | $800-$3,000 |
Is dry rot common in Mission District bathrooms?
Very. November-to-March rain saturates old sill plates, and bathrooms sit right above the foundation. Expect us to find it and to scope the repair in writing.
How long does a Mission District bathroom remodel take?
Usually two to four weeks once permits are issued. DBI review can add time up front. Call (470) 298-9650 for a written schedule and price.
Roofing in Mission District
Roof replacement in Mission District runs $8,000-$20,000, with repairs at $400-$1,800. The Mission’s rain shadow means fewer fog days than the Outer Sunset, but the flat and low-slope roofs on Edwardian flats still take six months of rain and then six months of direct sun every year. That cycle is exactly what separates a roof that fails in year five from one that doesn’t. We only install roof systems we can document end to end, and that starts on the Roofing page.
Roof Repair
Signs you need it
Water stains on the top-floor ceiling, granules in the gutters, or a leak within 24 hours of rain.
What it costs in Mission District
$400-$1,800 depending on whether it’s a patch, a flashing repair, or a section of underlayment.
How we do it
We trace the leak from the interior stain outward, not from the roof inward, so the repair is targeted at the actual entry point.
Roof Replacement & Installation
Signs you need it
Multiple layers of old shingles, visible sagging on a low-slope section, or the roof is over 20 years old on a Mission flat with no maintenance record.
What it costs in Mission District
$8,000-$20,000 for full tear-off and replacement, depending on roof size and sheathing condition.
How we do it
We tear off to the deck, inspect the sheathing and rafters for dry rot, replace what fails, and install the new system with a written warranty.
Metal Roofing
Signs you need it
You want a roof that handles the Mission’s sun without the granule loss of asphalt, or you’re planning to stay 30-plus years.
What it costs in Mission District
$15,000-$40,000 depending on panel profile, coating, and whether the deck needs structural reinforcement.
How we do it
We verify the existing framing can carry the metal’s load, then install the underlayment, panels, and trim to manufacturer spec.
What Roofing Costs in Mission District
| Item | Typical range in Mission District |
|---|---|
| Roof replacement | $8,000-$20,000 |
| Roof repair | $400-$1,800 |
| Tile roof repair | $600-$2,500 |
Does the Mission’s rain shadow mean I can replace my roof year-round?
Mostly, yes. The Mission gets less fog and rain than the west side, so roofing crews can work more reliably here. We still schedule around the November-to-March wet months for safety and proper adhesion.
Do you pull the roofing permit in San Francisco?
Yes. DBI reroofing permits are part of our written scope. Call (470) 298-9650 for a free estimate with the permit line item shown.
Windows & Doors in Mission District
Window replacement in Mission District runs $4,500-$15,000 for a whole home, and impact-rated windows run $8,000-$25,000. Edwardian flats have irregular openings, settled frames, and original double-hung sashes that are often painted shut. When we install new windows here, the opening is never square, and the new unit has to be shimmed and flashed to real wall conditions, not factory dimensions. That is the only way the work holds up, and it’s covered on the Windows & Doors hub page.
Window Replacement
Signs you need it
Sashes won’t open, glass is single-pane and sweating, or street noise from Valencia or Mission Street comes straight through the frame.
What it costs in Mission District
$4,500-$15,000 depending on window count, custom sizing, and whether the frame needs repair before install.
How we do it
We measure every opening individually, order windows to those dimensions, and flash each unit to the existing wall assembly.
Impact & Energy-Efficient Windows
Signs you need it
You want better sound isolation, lower PG&E bills, or the seismic retrofit filing requires an upgraded fenestration envelope.
What it costs in Mission District
$8,000-$25,000 for impact-rated units; energy-efficient replacement starts around $4,500.
How we do it
We install to San Francisco’s energy code requirements and document the flashing and insulation in the photo record.
Door Installation
Signs you need it
The entry door doesn’t close square anymore, the jamb is soft at the bottom, or the original 1900s door has no weatherstripping at all.
What it costs in Mission District
Entry door replacement typically falls within the broader $4,500-$15,000 window and door scope.
How we do it
We replace the jamb as a unit, not just the slab, because in the Mission the jamb is usually the part that failed first.
What Windows & Doors Costs in Mission District
| Item | Typical range in Mission District |
|---|---|
| Window replacement | $4,500-$15,000 |
| Impact window installation | $8,000-$25,000 |
| Door installation | Usually bundled with window scope |
Can you match the original Edwardian trim profiles?
In most cases, yes. We work with local millwork shops that keep period profiles on file. Call (470) 298-9650 to see samples before you commit.
Will new windows reduce street noise in the Mission?
Laminated or impact glass cuts Valencia and 24th Street noise measurably. The exact STC rating depends on the unit, and we’ll put the spec in your written quote.
Home Additions & ADU in Mission District
A home addition in Mission District runs $45,000-$130,000, and a full ADU construction runs $90,000-$220,000. On a Mission lot, an ADU is not a simple backyard shed: San Francisco’s soft-story retrofit rules, rent-control phasing, and the Green Building Code all apply, and a garage conversion that ignores the seismic wall requirement will get red-tagged. Rowan Construction Group scopes every ADU to the DBI permit that will actually be issued, not the one a homeowner hopes for. The full process lives on the Home Additions & ADU page.
Garage Conversion ADU
Signs you need it
The garage is a flex space already, the soft-story retrofit requires moment frames or shear walls anyway, and you want rentable square footage instead of storage.
What it costs in Mission District
$30,000-$80,000 for a garage conversion, but budget higher if the seismic retrofit scope is extensive.
How we do it
We fold the Chapter 4D retrofit into the ADU drawings, so the permit is one submission instead of two.
Junior ADU & Interior Conversion
Signs you need it
You have an underused dining room, storage wing, or basement with its own exterior access and want a legal rentable unit.
What it costs in Mission District
A junior ADU typically falls in the $90,000-$220,000 range depending on utilities and egress.
How we do it
We verify ceiling heights, egress windows, and power service before we draw, because those three items decide whether it’s a legal ADU or a very expensive closet.
What Home Additions & ADU Costs in Mission District
| Item | Typical range in Mission District |
|---|---|
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Garage conversion | $30,000-$80,000 |
Does San Francisco’s soft-story retrofit affect my ADU?
Yes, if the ADU is in or above the garage. The retrofit and the ADU get designed together. Call (470) 298-9650 to review your building’s Chapter 4D status.
Do you handle the DBI and Planning Department submittals?
We prepare both and track them through comment rounds. The historic compatibility review is part of the schedule, not a surprise.
Brands We Service in Mission District
For Mission District prefab and panelized ADU builds, we work with Dvele, Abodu, Cover, and Mighty Buildings systems, depending on lot constraints and DBI filings. These are factory-built shells we finish on site. See our brands for the full vetted list.
Pricing for Construction in Mission District, CA
| Service | Typical range in Mission District |
|---|---|
| Kitchen remodel | $14,000-$45,000 |
| Bathroom remodel | $9,000-$28,000 |
| Roof replacement | $8,000-$20,000 |
| Window replacement | $4,500-$15,000 |
| Paver driveway installation | $7,000-$18,000 |
| Vinyl fence installation | $3,500-$9,000 |
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Garage conversion | $30,000-$80,000 |
Prices in Mission District run higher than Daly City or San Mateo because of the dual-agency permit gauntlet, the soft-story retrofit overlays, and the cost of working in occupied rent-controlled buildings with limited staging. Rowan’s written price is a flat number with a written scope and a written warranty, so the number on your quote is the number you pay unless you sign a change order. Under Clause 1 of the Haven Standard, that price is in writing before anyone picks up a tool.
Neighborhoods We Serve in Mission District
We work across the Mission from the Valencia corridor east to the Shotwell and Folsom blocks, south through the 24th Street corridor, and into the outer Mission and Mission Terrace edges. Crews stage from the San Francisco Bay Area office and schedule Mission District visits within five business days for most estimate calls.
- Valencia Street corridor
- 24th Street corridor
- Shotwell / Folsom blocks
- Mission Terrace
- Outer Mission
Service Area - Cities Near Mission District
Rowan Construction Group serves Mission District homeowners first, and the same written-price process applies across the Bay and beyond. For pricing and local conditions in nearby metros, see San Francisco, CA, San Jose, CA, Los Angeles, CA, and San Diego, CA.
Serving Mission District, CA - Our Local Coverage Area
We’re based in the Mission District 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 Mission District
Estimate visits are typically scheduled within five business days, and work starts as soon as DBI permits clear. Permit timing, not our schedule, is the bottleneck in the Mission. Call (470) 298-9650 to get on the calendar.
Condos and TIC buildings have HOA review processes, and we work within them. For single-family Edwardian flats, the stricter review is usually San Francisco Planning’s historic compatibility, which we handle directly.
Yes. Grant Rowan has directed retrofit-plus-remodel jobs across the Mission’s soft-story stock, folding Chapter 4D shear wall and moment-frame scope into the same permit set. The cost is itemized, not buried.
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 Mission District Customers Say
"They found an old septic line under the driveway run and stopped, documented it, and re-quoted before continuing."
- Xavier L."Good communication throughout. Weekly written update meant I never had to chase them."
- Nadine G."Driveway replaced properly with a base that will actually last. They explained why the cheaper quote was cheaper."
- Reggie O.