What to know before you start
A whole-home remodel is several projects stacked on top of each other. Walls move, floors change, kitchens and baths get redone, and the wiring, plumbing and ductwork have to follow. Most of the risk sits in the order of the work and in what the bids leave out.
DougCO Builds draws the new layout and writes the True Bid room by room and trade by trade. Every general contractor bids on the same plan, so you can see exactly where their prices differ. Once you choose a builder, we walk the job with you at milestones, while problems are still easy to fix.
What the job includes
- A drawn floor plan of the new layout
- Demolition, dust control and protection for the rooms that stay
- Wall removal and beams, with engineering where needed
- Kitchen and bathroom remodels
- Rewiring or a panel upgrade where the old system falls short
- Plumbing and ductwork rerouted to match the new layout
- Flooring, drywall, doors, trim and paint throughout
- A phased schedule if you live in the house during the work
What we scope
Open-concept conversion
Removing walls between the kitchen, dining and living rooms, usually with a beam and new flooring that runs straight through.
Main-level remodel
Kitchen, living areas, powder room and entry redone together so the finishes match.
Older home update
New wiring, plumbing, insulation, windows and finishes for a house that hasn't been touched in decades.
Aging-in-place remodel
A main-floor bedroom and bath, wider doorways, fewer steps and better lighting so you can stay in the house longer.
Remodel before move-in
Work done between closing and moving day, while the house is empty and easier to work in.
What drives the cost
Every project is different, so your True Bid prices yours line by line after the site visit. These are the things that move the price most.
- Number of rooms and trades
- Each added room brings more trades, more inspections and more scheduling.
- Structural changes
- Moving or removing load-bearing walls adds beams, posts, engineering and inspections.
- Condition of the systems
- Old wiring, an undersized panel, aging pipes or a tired furnace often need upgrades once the walls are open.
- Living in the house
- Phasing the work around a family takes longer and costs more than working in an empty house.
- Finish level
- Cabinets, flooring, tile and fixtures repeat across many rooms, so any upgrade gets multiplied.
- Surprises behind the walls
- Older homes can hide rot, past water damage or wiring that has to be fixed before work can go on.
Permits and HOAs in Douglas County
A whole-home remodel almost always needs a building permit, and the electrical, plumbing, mechanical and gas work is usually permitted and inspected too. Structural changes may need stamped drawings from an engineer. If you live in Castle Rock, Parker, Lone Tree, Castle Pines or Larkspur, the town reviews the plans. Everywhere else in the county, including Highlands Ranch, Franktown and Sedalia, plans go to Douglas County's Building Division. A Parker or Castle Rock mailing address doesn't always mean you're inside town limits, so confirm which office handles your street.
Homes built before 1978 may have lead paint, and the EPA requires lead-safe certified contractors when renovation disturbs it. If the work reaches the outside of the house, through new windows, siding or an entry, check whether your HOA needs to review it first.
Built for Douglas County
HOAs cover a large share of Douglas County, and they often review exterior changes before work starts. Build that approval into the schedule if new windows, doors, siding or roof lines are part of the plan.
A big remodel is also a good time to deal with the climate. Hail, strong high-altitude sun and freeze-thaw cycles wear on roofs, siding, windows and decks, so if those are aging, it can make sense to fold them into the same plan. In wooded or grassland areas where wildfire is a risk, ask about ignition-resistant materials for any exterior work. Inside, the dry air is hard on new hardwood, so the flooring installer should check moisture levels before laying it.
How DougCO Builds runs your project
- Tell us about itSend the basics through the project form. We call to set up a site visit.
- One site visitOur estimator measures, photographs what's there and talks through what you want.
- Your True BidYou get a written, line-by-line scope and a budget before any contractor sees the job.
- Contractors bid on the same scopeVetted local contractors bid without your contact details. You compare the bids side by side.
- We manage it with youWe check insurance and licensing before work starts, then walk the job at milestones and at the finish.
Questions to ask before you hire
- Which trades are your own crew, and which are subcontractors?
- How will you phase the work if we stay in the house?
- How do you handle change orders, and how are they priced?
- Who orders materials, and what happens if something arrives late or damaged?
- How will you protect the floors, furniture and rooms that aren't being remodeled?
Whole-Home Remodeling questions
Can we live in the house during a whole-home remodel?
Sometimes. It depends on whether you'll have a working kitchen, bathroom and bedroom at each stage. Phasing the work makes it possible, but it usually stretches the schedule. Some families move out for the noisiest, dustiest part.
Should I hire one general contractor or separate trades?
For a whole-home job, one general contractor usually makes sense, since someone has to schedule the trades and answer for the result. The True Bid lists every trade's work, so you can see what the general contractor is covering.
Why do whole-home bids vary so much?
Usually because each contractor assumed something different about what's included. When every contractor bids on the same written scope, the differences come down to price, schedule and quality instead of guesses.
What if the contractor finds a problem behind the walls?
Ask how hidden conditions will be priced before you sign, and make sure the answer is in writing. Since DougCO Builds manages the job with you and the builder, a change like that gets talked through before work goes on.
