Major renovation · Point Loma
Point Loma Contemporary
Taken down to the studs, rebuilt like new construction, with none of the shortcuts.
To the studs
SCOPE · ALL-NEW FOUNDATION
+2,200 sq ft
ADDED
4,995 sq ft
FINISHED SIZE
26 months
TIMELINE
Mid-$6M
ESTIMATED VALUE
The challenge
This home was taken down to its original studs. The only original pieces left are some of the exterior walls. The foundation and everything else are new, and we added 2,200 square feet.
A renovation this size is often harder to run than new construction. You're building around what's staying, every wall you open can change the plan, and the drawings rarely match exactly what's behind the drywall.
What I did
Pre-construction: getting the plan right first
On a major renovation, most budgets are won or lost before construction starts. I made sure the architect knew exactly what was staying, what was coming out, and what was being built new, so the plans matched the real house, not an idealized version of it. That's how you avoid the change orders that sink renovation budgets.
Clear responsibility and real recourse
Next, I made sure every trade's responsibility was spelled out: who owns what, where one trade's work ends and the next begins, and what happens if they don't perform. The contracts were structured so payment followed completed work and the owner had real recourse when a trade fell short. On a renovation, gaps between trades are where problems hide and where finger-pointing starts.
The outcome
A home that's effectively new from the foundation up, finished in 26 months, with the original character of the exterior preserved.
What this means for your build
If you're planning a major renovation, the work that protects you happens before anyone swings a hammer: plans that match the real house, and a builder contract that spells out scope, responsibility, and what happens when work isn't done right. That's exactly what I review for you before you sign.
Talk to Luke
Want the same set of eyes on your build?
Send me where you are and I'll tell you what I'd be watching for on a project like yours.