Pacific Heights Whole-Home Renovation & Restoration
Pacific Heights holds the city's grandest stock — Victorian and Edwardian mansions, classical-revival houses, steel-frame co-ops. Renovating at this scale means full-gut mechanical work and multi-story seismic upgrades, the natural territory of a design-build contractor in Pacific Heights. We carry the whole job — design, permits, and construction — on one team, one schedule, one fixed proposal.
We Do Construction takes on Pacific Heights at scale — full-gut MEP, multi-story seismic strengthening, elevators, kitchens, and whole-house remodels of Victorian, Edwardian, and 1920s classical revival homes. One team runs each project from feasibility through SF Planning and DBI to final inspection, on a single contract.
Who We Build For in Pacific Heights
Homeowners Planning to Stay Long-Term
This is the house you’re keeping. You want it re-wired, re-plumbed, structurally sound, and reorganized to live the way you actually do — done once, comprehensively.
Growing Families
The house has to grow with the family — more bedrooms, a real kitchen, a better connection to the yard. We sequence the work and, where possible, keep part of the house livable.
Owners of Victorians & Edwardians
You own ornate period architecture and want it brought current — systems, seismic, insulation — while preserving the millwork, plaster, and façade that make it what it is.
What should Pacific Heights homeowners know before renovating?
The housing stock in Pacific Heights runs from Victorian and Edwardian mansions to classical-revival houses of the 1920s and steel-frame co-op buildings — homes built to a scale that makes renovation a systems project as much as a design project. Full-gut electrical, plumbing, and mechanical replacement is the norm, usually alongside seismic strengthening that runs through multiple stories. Permitting has its own texture here: the Webster Street blocks sit inside an Article 10 historic district, where exterior work requires a Certificate of Appropriateness, and older homes across the neighborhood commonly trigger a historic-resource assessment at Planning. A whole-home remodel in Pacific Heights succeeds on sequencing — design, review, and structural work planned as one schedule.
We Do Construction (CSLB #1096552) builds at this scale with the documentation these reviews demand. If your project touches a historic facade or a full floor plan, we are happy to start with a feasibility conversation.
Last updated July 2026.
SIGNATURE MOMENTS
What separates a full remodel from a series of renovations.
Whole-home coordination
Plumbing, electrical, and HVAC designed together — not retrofitted room by room. Systems that work as a single home.
Live-in sequencing
We phase construction around your occupancy when possible. You don't always have to leave for a full remodel.
Single-team delivery
One GC. One point of contact. No finger-pointing between trades when something needs resolution.
ENGAGEMENT MODEL
Three phases. Every room. No handoffs.
Flat-fee at every phase. You know the total investment before work begins.
PHASE 01
Discovery
We assess your entire home — structure, systems, layout — and align the scope to how your household actually lives.
PHASE 02
Design
Integrated design across every room. Finishes, fixtures, and spatial flow resolved together so nothing conflicts.
PHASE 03
Construction
Phased execution across all spaces, coordinated by one team. You stay informed at every milestone.
Architecture & Floor Plan
Opening a deep Victorian to light or reworking the circulation of an Edwardian is where the value is — and where SF Planning and any historic review pay the most attention.
Structure & Foundation
Pacific Heights grand homes hide soft foundations, undersized framing, and seismic vulnerability on steep lots. We engineer the fixes — new footings, shear, steel, drainage — into the scope, not the surprises.
Systems: Electrical, Plumbing & HVAC
Knob-and-tube or dated panels out, modern service in; re-plumbed supply and drains; heating and ventilation sized for the whole house — done while the walls are open.
Finishes & Millwork
Rift-sawn white oak, honed stone, custom millwork — specified and detailed before demolition so the trades build to a drawing.
The Old Way
- Separate designer and contractor
- Unclear budgets and change orders
- Delays caused by poor coordination
- Limited accountability when problems arise
Our Design-Build Approach
- One integrated team from concept to completion
- Clear scope, transparent pricing, and realistic timelines
- Fewer delays and better communication
- Full responsibility for design, permits, and construction
Why Renovate in Pacific Heights
Increase Property Value
In Pacific Heights, a permitted, structurally documented restoration is the value move — the value is in the structure, systems, seismic, and approvals, not a surface refresh.
Improve Daily Functionality
A plan that finally fits the family, light brought in from the rear, and a house that works as one — the difference between patching and actually solving the house.
Modernize the Look and Feel
Consistent materials and detailing across every room — a house that reads as one considered project rather than a decade of piecemeal fixes.
PROCESS AT A GLANCE
One team. One timeline.
Every trade coordinated under one contract. No gaps, no handoffs.
STAGE 01
Discovery
2–4 weeks
Whole-home assessment, structural evaluation, scope alignment.
STAGE 02
Design
6–12 weeks
Integrated room-by-room design, material selections, system planning.
STAGE 03
Permit
3–8 weeks
Permit drawings, city submission, multi-trade approvals.
STAGE 04
Build
4–12 months
Phased construction across all rooms through final walk-through.
What to Expect Building in Pacific Heights
A full renovation in Pacific Heights is a real permit — structural, electrical, plumbing, and SF Planning review for additions or façade changes, plus historic or landmark review where the home or district triggers it. Plan on design, a Planning review window, and several months of construction. We file the set with SF and carry it through every inspection.
What Impacts the Cost of a Pacific Heights Renovation
- One integrated team from concept to completion
- Clear scope, transparent pricing, and realistic timelines
- Fewer delays and better communication
- Full responsibility for design, permits, and construction
- One integrated team from concept to completion
- Clear scope, transparent pricing, and realistic timelines
- Fewer delays and better communication
- Full responsibility for design, permits, and construction
Professionals Tips
Increase Property Value
A whole-house renovation done right is the biggest value move a home here can make — but the value is in the structure, the systems, and the permits, not a surface refresh.
Improve Daily Functionality
A plan that finally fits the family, light brought in from the rear, and a house that works as one — the difference between patching and actually solving the house.
Modernize the Look and Feel
Consistent materials and detailing across every room — a house that reads as one considered project rather than a decade of piecemeal fixes.
Increase Property Value
A whole-house renovation done right is the biggest value move a home here can make — but the value is in the structure, the systems, and the permits, not a surface refresh.
Improve Daily Functionality
A plan that finally fits the family, light brought in from the rear, and a house that works as one — the difference between patching and actually solving the house.
Modernize the Look and Feel
Consistent materials and detailing across every room — a house that reads as one considered project rather than a decade of piecemeal fixes.
What Our Clients Say
Over 150 five-star reviews
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Over 20 five-star reviews
We Do Construction, Inc.
Featured Pacific Heights Projects
Recent San Francisco period-home restorations, whole-house renovations, and additions — Pacific Heights and the northern neighborhoods.
Our Services in Pacific Heights
Serving Pacific Heights and San Francisco
FAQ
Yes — a renovation, addition, or build means a structural permit set with SF Planning and DBI, plus planning review for new square footage or exterior changes. We file it, manage the review, and carry the job through every inspection.
Typically several months of design, a review window with SF Planning and DBI, and several months of construction — longer for a down-to-studs renovation or a large addition. We give you the real schedule in feasibility.
For phased or partial-scope work we can often keep part of the house livable. A full down-to-studs renovation is safer and faster with the house empty.
It depends on square footage, how much structure, seismic, and systems work is involved, and the finish level. We price it in feasibility against a real scope, then hold it in a fixed proposal.
Both. We are design-build — architecture, engineering, permitting through SF Planning and DBI, and construction on one team and one contract.
Yes — we engineer foundation, shear, and seismic upgrades into the scope so the work is sound, not just refinished.
Yes — Pacific Heights and the surrounding communities. Each project files with the jurisdiction that governs it.
Yes. After feasibility and a defined scope we issue one fixed proposal covering design, permits, and construction.
How much does a full home remodel cost in San Francisco?
A full home remodel in San Francisco typically runs $350,000–$900,000+ in 2026 — roughly $300–$600 per square foot, and higher when structural or seismic work is involved. The range reflects SF labor rates, the realities of pre-1978 housing stock, and the finish level of a design-build home. We Do Construction (CSLB #1096552) delivers whole-home remodels across San Francisco on a single fixed-price design-build contract.
| Tier | Typical SF range (2026) | Scope |
|---|---|---|
| Finishes-forward | $350,000–$500,000 | Existing layout kept, new kitchen and baths, finishes, systems refresh |
| Full reconfiguration | $500,000–$750,000 | New floor plan, relocated plumbing and electrical, Title 24 systems |
| Structural / addition-grade | $750,000–$900,000+ | Walls out, steel and seismic upgrades, custom millwork throughout |
SF labor/trade rates per Block Renovation SF data. Ranges are planning figures — your fixed number comes out of feasibility. Last updated June 2026.
What permits does a full home remodel require in San Francisco?
A whole-home remodel touching layout, structure, plumbing, electrical, or mechanical systems requires a building permit from the SF Department of Building Inspection (DBI), and work that changes the building envelope or use also goes through SF Planning. Full-scope and structural permits run 2–4+ months in plan review, and additions 3–6 months; historic districts north of California Street add design review. Pre-1978 homes also trigger lead and asbestos protocols. As a licensed SF general contractor (CSLB #1096552), We Do Construction files and manages the entire DBI and Planning process in-house. Last updated June 2026.