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 Burlingame, CA
Kitchen remodeling in Burlingame typically runs $14,000-$45,000 depending on whether you’re updating a 1920s bungalow in Burlingame Park or reconfiguring a larger Easton Addition home. The older housing stock means most jobs uncover something structural once walls open up. Call (470) 298-9650 to get a written flat price before any work begins.
Why Burlingame Homes Are Different
The core neighborhoods of Burlingame Park, Ray Park, Lyon-Hoag, and Easton Addition were mostly built between the 1920s and 1940s. That means Craftsman bungalows and Tudor Revival homes on pier-and-post or continuous foundations that have settled for eighty-plus years. When we open a wall for a kitchen or bathroom remodel, we’re regularly dealing with out-of-plumb framing, knob-and-tube remnants, and foundation sills that need attention before finish work can proceed.
The eastern flats near US-101 sit on bay fill and mud, so any addition or ADU requires engineered deep foundations rather than standard footings. And Burlingame’s marine layer keeps lumber and concrete cool and damp much of the year. Exterior painting, stucco, and concrete pours slow down when the fog hangs around until noon. We factor that into every schedule we write.
The city’s heritage tree ordinance under Municipal Code Chapter 11.16 adds another layer: on most Burlingame lots, any tree over 48 inches in circumference triggers an arborist report and tree protection fencing before permits are issued. That’s not a delay we cause. It’s a city requirement we plan around from the first site visit.
Our Main Burlingame Services
Fence installation and driveway work are the two calls Burlingame homeowners make most often when they’re addressing the outside of the property first. Both jobs touch the same local realities: property lines on older lots, roots from mature trees, and city permitting on ground disturbance.
Fence Installation in Burlingame
Most Burlingame yards have redwood or cedar fencing that’s been in place since before the current homeowner bought the place. Rot at the post base is the usual failure point, especially with the marine layer keeping soil damp. We remove the old line, set new posts in concrete, and build the replacement to match the neighborhood’s existing character. Fence Installation in Burlingame runs $3,500-$9,000 for vinyl and $4,000-$10,000 for aluminum, with the written price set before we start.
Driveway & Pavers in Burlingame
Driveways in Burlingame range from cracked concrete on the flats to steep asphalt slopes on the western hillsides. We saw-cut and remove the old surface, regrade for drainage away from the foundation, and install either concrete or interlocking pavers with a compacted base. Driveway & Pavers in Burlingame covers paver driveways at $7,000-$18,000 and concrete at $4,500-$12,000, always with a written line-item quote first.
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 Burlingame
A full Kitchen Remodeling project in Burlingame means working with rooms built before modern cabinet dimensions existed. In the 1920s and 1930s homes around Ray Park and Lyon-Hoag, we’re typically removing load-bearing walls to open the floor plan, sistering joists, and updating electrical from 60-amp panels to 200-amp service before cabinets arrive. The fog and cool air mean drywall and paint take longer to cure, so we schedule that in from day one.
Full Kitchen Remodeling
Signs you need it
Your kitchen has one usable counter run, the layout closes off the dining room, and the floor framing has settled enough that cabinet doors no longer close square.
What it costs in Burlingame
Full kitchen remodels in Burlingame run $14,000-$45,000 depending on cabinet grade, structural work, and whether you’re moving plumbing or gas lines.
How we do it
We demo to the studs, correct the framing, run new electrical and plumbing, install cabinets and counters, then tile, paint, and trim out with a documented photo record at every inspection point.
Small & Partial Kitchen Remodels
Signs you need it
Your existing layout works but the cabinets are worn, the counters are chipped laminate, and you’re not changing any walls.
What it costs in Burlingame
Small kitchen remodels in Burlingame run $9,000-$20,000, and cabinet installation alone runs $4,000-$13,000 depending on linear footage and door style.
How we do it
We reface or replace cabinet boxes, install new countertops, tile the backsplash, and swap fixtures without moving plumbing, keeping the job contained and the written price fixed.
What Kitchen Remodeling Costs in Burlingame
| Item | Typical range in Burlingame |
|---|---|
| Full kitchen remodel | $14,000 - $45,000 |
| Small kitchen remodel | $9,000 - $20,000 |
| Countertop installation | $2,000 - $6,500 |
How long does a kitchen remodel take in Burlingame?
Most Burlingame kitchen remodels run six to ten weeks from demo to final walkthrough. Structural work, lead times on cabinets, and fog-delayed drywall curing are the three variables. Call (470) 298-9650 for a written schedule.
Will my 1920s kitchen need structural work?
Often yes on the older Burlingame Park and Ray Park homes. We’ll know after the first structural inspection. Your written price covers what we find before demo, and no change proceeds without a signed change order.
Bathroom Remodeling in Burlingame
Bathroom remodeling in Burlingame is where the older housing stock shows up fastest. The 1920s and 1930s homes in Lyon-Hoag and Easton Addition were built with bathrooms the size of large closets, and the cast-iron drain stacks have had ninety years to corrode from the inside out. A Bathroom Remodeling project here usually means opening the floor to replace the waste line, not just swapping tile.
Full Bathroom Remodeling
Signs you need it
The floor feels spongy around the toilet, the tile is set over failing mud walls, and the room has one outlet and no ventilation.
What it costs in Burlingame
Full bathroom remodels in Burlingame run $9,000-$28,000 depending on fixture grade and whether the drain stack needs replacement.
How we do it
We demo to the studs, replace the waste and supply lines, rebuild the shower with a waterproof membrane, set the tile, and install the vanity and fixtures with a documented photo record.
Tub-to-Shower Conversion
Signs you need it
The tub is original cast iron, the finish is worn through, and stepping over the tub wall is becoming a balance concern.
What it costs in Burlingame
Tub-to-shower conversions in Burlingame run $3,500-$10,000, and walk-in shower installation runs $4,500-$12,000 depending on tile and glass choices.
How we do it
We remove the tub, rebuild the drain to code, waterproof the pan and walls, then set tile and install the glass enclosure with a written warranty on the membrane.
What Bathroom Remodeling Costs in Burlingame
| Item | Typical range in Burlingame |
|---|---|
| Full bathroom remodel | $9,000 - $28,000 |
| Small bathroom remodel | $5,000 - $12,000 |
| Tub-to-shower conversion | $3,500 - $10,000 |
Does Burlingame require permits for bathroom remodels?
Yes for any project that moves plumbing or opens walls. We pull the permit, schedule the inspections, and include the permit cost in your written price. Call (470) 298-9650 for an exact quote.
Why does my Burlingame bathroom floor feel soft?
It’s usually water damage from a leaking wax ring or failed tile grout, and it’s common in older homes with original floors. We’ll confirm the extent after demo and fix the subfloor before new tile goes down.
Roofing in Burlingame
Roofing in Burlingame is a moisture-management problem before it’s a shingle problem. The persistent marine layer keeps north-facing roof planes damp for months at a time, and 1920s and 1930s homes in Burlingame Park and Easton Addition often have original skip sheathing that no longer meets code for new underlayment. A Roofing project here starts with inspecting what’s under the shingles, not just counting layers on top.
Roof Replacement & Installation
Signs you need it
Your roof has two or more shingle layers, the underlayment is visible in spots, and you’re patching leaks every winter when the fog and rain overlap.
What it costs in Burlingame
Roof replacement in Burlingame runs $8,000-$20,000 depending on square footage, pitch, and whether we’re replacing the sheathing.
How we do it
We strip to the deck, replace damaged sheathing, install new underlayment and drip edge, then set architectural shingles with a documented photo record of every layer before it’s covered.
Roof Repair
Signs you need it
You have water staining on the ceiling, missing shingles after a storm, or visible flashing separation around the chimney or vents.
What it costs in Burlingame
Roof repair in Burlingame runs $400-$1,800 depending on the size of the damaged area and whether the underlayment has failed.
How we do it
We find the true source of the leak, replace the failed flashing or shingles, reseal the penetrations, and photograph the repair before and after.
What Roofing Costs in Burlingame
| Item | Typical range in Burlingame |
|---|---|
| Roof replacement | $8,000 - $20,000 |
| Roof repair | $400 - $1,800 |
| Metal roof installation | $15,000 - $40,000 |
How often do Burlingame roofs need replacement?
Most asphalt shingle roofs in Burlingame last 20 to 25 years, but fog exposure can shorten that on north-facing planes. We’ll inspect and tell you honestly whether you need repair or full replacement. Call (470) 298-9650 for a written assessment.
Will my old Burlingame roof need new sheathing?
If your home was built before 1950 and has skip sheathing, yes, you’ll need new plywood or OSB to meet current code. We’ll confirm after the tear-off and include it in the written change order if it wasn’t visible earlier.
Windows & Doors in Burlingame
Windows and doors in Burlingame deal with the fog, full stop. Original wood sash windows on 1920s and 1930s homes in Ray Park and Lyon-Hoag have been absorbing moisture for decades, and the result is swollen sashes, failed glazing putty, and drafts that make heating bills jump. A Windows & Doors job here is as much about sealing the envelope as it is about curb appeal.
Window Replacement
Signs you need it
Your windows have condensation between the panes, the wood is soft at the corners, and you can feel air moving around the frames on a foggy morning.
What it costs in Burlingame
Window replacement in Burlingame runs $4,500-$15,000 depending on the number of openings and whether we’re installing vinyl, wood, or fiberglass.
How we do it
We measure each opening, order the new units, remove the old sashes and frames, install with proper flashing, and insulate the weight pockets before trimming out.
Impact Windows & Doors
Signs you need it
You hear the wind rattling your windows on stormy nights, and you want a stronger envelope without adding exterior shutters or film.
What it costs in Burlingame
Impact window installation in Burlingame runs $8,000-$25,000 depending on the number of openings and the frame material.
How we do it
We remove the old units, install impact-rated glass in new frames, and seal everything to manufacturer spec with a written warranty on the installation.
What Windows & Doors Costs in Burlingame
| Item | Typical range in Burlingame |
|---|---|
| Window replacement | $4,500 - $15,000 |
| Impact window installation | $8,000 - $25,000 |
| Door installation | $2,000 - $6,500 |
Do Burlingame homes need impact windows?
Not by code, but some homeowners near the flight path choose them for noise reduction and stronger seals. We’ll show you the cost difference in writing so you can decide. Call (470) 298-9650 for a comparison quote.
Why are my Burlingame windows foggy between the panes?
The seal has failed, which means the insulating gas has leaked out and moisture has gotten in. The fix is replacing the glass unit or the whole window, and we’ll quote both options.
Home Additions & ADU in Burlingame
Home additions and ADUs in Burlingame run into two local realities immediately: FAA Part 77 airspace review for anything tall or crane-served near SFO’s flight paths, and the heritage tree ordinance that triggers arborist reports on most lots. A Home Additions & ADU project here starts with paperwork before it starts with footings, and we handle both layers as part of the written scope.
ADU Design & Permitting
Signs you need it
You want a rental unit or in-law space on your property, and you need someone to manage the city and FAA submittals without stalling the project.
What it costs in Burlingame
ADU construction in Burlingame runs $90,000-$220,000 depending on size, foundation type, and whether we’re building new or converting existing space.
How we do it
We survey the lot, run the tree and airspace evaluations, produce the drawings, submit for permits, and build to the approved plans with a documented photo record.
Garage Conversion ADU
Signs you need it
Your detached garage is underused or deteriorating, and you want living space without adding a new building footprint.
What it costs in Burlingame
Garage conversions in Burlingame run $30,000-$80,000 depending on whether the slab is sound enough to build on and how much electrical service exists.
How we do it
We evaluate the slab and framing, design the living space, pull permits, and convert the structure with new utilities, insulation, and finishes.
What Home Additions & ADU Costs in Burlingame
| Item | Typical range in Burlingame |
|---|---|
| Home addition | $45,000 - $130,000 |
| ADU construction | $90,000 - $220,000 |
| Garage conversion | $30,000 - $80,000 |
Does Burlingame allow ADUs on any lot?
Most single-family lots qualify under state law, but the city’s tree ordinance and FAA review can add steps. We’ll tell you what applies to your property before you spend anything. Call (470) 298-9650 for a free lot evaluation.
How long does an ADU take in Burlingame?
Design and permitting runs three to six months, and construction runs six to twelve months. The written schedule covers both phases, and we update you at every inspection.
Brands We Service in Burlingame
We stock and install fixtures and materials from brands like Kohler, Toto, Cambria, Caesarstone, GAF, and Owens Corning. In Burlingame, parts are sourced from local supply houses so lead times stay short. See our brands for the full list.
Pricing for Construction in Burlingame, CA
| Service | Typical range in Burlingame |
|---|---|
| Full kitchen remodel | $14,000 - $45,000 |
| Small kitchen remodel | $9,000 - $20,000 |
| Full bathroom remodel | $9,000 - $28,000 |
| Tub-to-shower conversion | $3,500 - $10,000 |
| Roof replacement | $8,000 - $20,000 |
| Window replacement | $4,500 - $15,000 |
| Impact window installation | $8,000 - $25,000 |
| Home addition | $45,000 - $130,000 |
| ADU construction | $90,000 - $220,000 |
| Garage conversion | $30,000 - $80,000 |
Prices push up in Burlingame when the project involves structural correction on older foundations, tree protection requirements, or FAA airspace review on additions. Every job gets a written flat price before work starts, and no change proceeds without a signed change order.
Neighborhoods We Serve in Burlingame
We work across Burlingame, and the neighborhoods below represent the housing stock and conditions we handle most often. Response time is typically one to two business days for an estimate visit anywhere in the city.
- Burlingame Park
- Ray Park
- Lyon-Hoag
- Easton Addition
- Burlingame Hills
Service Area - Cities Near Burlingame
We also serve homeowners in San Mateo, CA, San Bruno, CA, Belmont, CA, and South San Francisco, CA. Each of those cities has its own housing stock and permit realities, and we price accordingly.
Serving Burlingame, CA - Our Local Coverage Area
We’re based in the Burlingame 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 Burlingame
After you approve the written quote, we typically schedule the start within two to four weeks depending on permit lead times and material orders. Burlingame’s tree ordinance can add time to the permit phase, and we factor that into the written schedule. Call (470) 298-9650 for a current timeline.
Most ground-disturbing projects on lots with trees over 48 inches in circumference need a certified arborist report and tree protection fencing before the city issues a permit. We identify that requirement on the first site visit and include it in your written scope.
Yes. When a project exceeds FAA Part 77 obstruction thresholds, we prepare and submit the airspace notification as part of the permitting package. It’s a standard step for Burlingame additions, not an optional add-on. Call (470) 298-9650 for a free estimate.
Contact Rowan Construction Group at home or call (470) 298-9650 for a free, written estimate on any construction project in Burlingame.
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 Burlingame Customers Say
"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."Fence and retaining wall along a sloped boundary. They photographed the footing depth at each post, which mattered when the county inspector came."
- Iona F.