Portland Residential Remodeling Services

Pinnacle NW Bath Remodel handles residential remodeling for homeowners across the Portland, Oregon metro. This page is your starting point. Pick the project closest to what you have in mind below, and each link takes you to a dedicated page with the detail that matters for that work. Every residential project, large or small, runs on a written, fixed-price contract with daily photo updates and a 3-year workmanship warranty. Oregon CCB #258040. Licensed, bonded, and insured.

• What is the difference between your Portland metro residential work and commercial subcontracting? Residential is work on a place somebody lives in, and you are the client we answer to.
• What happens if you find something unexpected behind a wall in an older Portland home? Work in that area stops. We photograph the condition and send you the photos, explain what it is and what happens if it is left alone, then price the additional work in writing as a separate item.
• Do you pull the permits with my Portland metro city or county, or do I? We do, whenever the work requires them. Moving plumbing, altering circuits, changing structure, and building a deck generally require a permit and an inspection.
• What does the 3-year warranty cover on a Portland metro remodel? Our workmanship, for three years from completion. If a joint we made opens, tile we set comes loose, or a cabinet we hung goes out of alignment, we come back and fix it.

What counts as residential work

Residential means a place somebody lives in. A house, a townhome, a condo, a detached garage, an accessory dwelling unit, or a deck attached to any of those. Kitchens and bathrooms are the bulk of what comes through the door. The rest spreads across whole-home renovations, basement finishing, additions, built-ins and trim, decks, and mold remediation. Same crews, same written contract, same warranty on all of it.

We also run a commercial subcontracting line, where we work under a general contractor or a developer on a building nobody lives in. That side is scheduled and billed differently, because the person we answer to every morning is a project manager rather than the family whose only shower is out of service. If you are a general contractor looking for a sub, commercial subcontracting is the page you want. If it is your own home, you are in the right place.

How a fixed-price residential project runs

It starts with a conversation and a visit. We come out, walk the room, measure it, and ask what you actually do in the space, because that shapes a layout more than any style question does. Then we write a scope. The scope is a document that lists what is included, what is not, which materials go where, and what the schedule looks like. The fixed price is attached to that document. It is not attached to a vague description of a kitchen.

Once you approve the scope, that is what gets built. We pull whatever permits the work requires, order the long-lead items early, and hand you a clear schedule before the first day on site. During construction you get photos every working day. At the end we walk the house together, write down every remaining item, finish that list, and the warranty runs from completion. The only thing that moves the price is you asking for something different, and we price that in writing before anyone picks up a tool.

What daily photo updates look like in practice

On every day a crew is at your house, somebody shoots the room before they leave. Wide shots from the same corners so you can compare one day against the next, then close-ups of whatever changed. Blocking in a wall before the drywall covers it. The wiring behind a new outlet. Tile laid out dry on the floor before it gets set. You do not have to ask for them, and you do not have to be home.

There are two reasons we do it. The first is obvious: you can follow your own project from work. The second matters more later. Those photos are a record of what is inside your walls. If a question comes up in year two about where a supply line runs or how the shower pan was built, the picture exists and we can send it to you. On days when nobody is on site, waiting on a countertop template or an inspection, you hear that from us too, because silence is the part that makes homeowners nervous.

Permits, and who deals with them

We pull the permits a job requires, whenever they are required. Moving plumbing, altering circuits, changing anything structural, building a deck, or opening a wall that is carrying load will generally involve a permit and an inspection. Swapping cabinet doors, painting, or replacing a faucet in the same spot usually will not.

Which office issues the permit depends on where your house sits. City of Portland has its own bureau. So does Lake Oswego, Beaverton, Tigard, West Linn, Happy Valley, Oregon City, Milwaukie, Gresham, Gladstone, Tualatin, Sherwood, Hillsboro, and Troutdale. Unincorporated property runs through Multnomah, Clackamas, or Washington County instead. Review times and fees vary by jurisdiction, and both are set by that office rather than by us. What we do is tell you at the estimate which permits your scope needs, handle the application and the inspection scheduling, and build the inspection days into the clear schedule instead of treating them as a surprise delay halfway through.

What the 3-year warranty covers

Our workmanship is warrantied for three years from completion. That means the work our hands did. A joint we made that opens up, tile we set that comes loose, a cabinet we hung that goes out of alignment, a deck board we fastened that works free. Call us and we come back and fix it.

The products themselves carry whatever coverage the manufacturer offers on them, and those terms belong to the maker, not to us. Appliances, faucets, cabinet finishes, and flooring all work that way. During selections we tell you which coverage sits where, so nobody is guessing about it two years later. Damage from something outside the work, like a fixture we did not install letting go, or a change somebody else made after we left, falls outside the workmanship warranty. Call anyway. Half the time we can tell you on the phone what you are actually looking at, and that costs you nothing.

Older Portland houses behave differently

A lot of this metro went up before 1940, and those houses do not open the way a newer one does. Plaster and lath is the first thing you notice. It is thicker than drywall, it cracks along the keys when you cut into it, and tying a patched plaster wall into a new flat surface is real work, not a skim coat. We price it as real work.

Knob-and-tube wiring still turns up in attics and wall cavities in the older neighborhoods. Where we find it inside the area we are working, it gets addressed rather than buried behind new finishes. Foundations settle over eighty or a hundred years, so floors run downhill and door openings rack out of square. A cabinet run scribed to a kitchen floor that drops across its length is a different job from one set on a flat slab, and we would rather see that in person and price it than pretend it away. Electrical panels in these houses were sized for a home with a radio and a few lamps. Add an induction range, a dishwasher, a microwave, and a bathroom fan on a timer, and the service can run out of room. We flag that at the estimate, not after demolition.

What happens when something turns up behind a wall

Here is the honest answer, because it is the thing homeowners most want to know before they sign anything. A fixed price covers the scope written in your contract. It does not cover a condition nobody could see. What the contract does is control how that condition gets handled, so it never turns into a running tab you find out about at the end.

What actually happens is this. We open the wall and something is there that was not in the scope. Rot in the sill under a bathroom window. A cast iron drain line that is cracked. Framing somebody notched out for a pipe in 1962. Moisture that is still active. Work in that area stops. We photograph it, and you get those photos in writing, not a vague phone call. We tell you what it is, what happens if it is left alone, and what the options are for dealing with it. Then we price that additional work in writing as its own separate number, and you approve it or you do not. Nothing lands on your invoice that you did not sign for.

Your original price does not move because of it either. If we quoted your bathroom at a fixed number and we find rot in the subfloor, the bathroom is still that number and the subfloor repair is a separate priced item you agreed to. Keeping those two things apart is the entire point of working this way.

We also try hard to make that list short before you ever sign. At the estimate we look at the things that predict trouble in a Portland house: the age of the plumbing, what the panel can carry, where water has been sitting, whether the floor is level, what the crawlspace smells like. A lot of it is visible if you know where to look. Some of it genuinely is not, and any contractor who promises you otherwise is selling you a story. What we can promise is that you learn about it in writing, with a number attached and your signature required before it proceeds.

Design Inspiration

The styles we work in

Images shown are illustrative of the remodeling styles we work in, not photos of completed Pinnacle NW projects. Real project photography will replace them as jobs are documented.

Questions

Residential remodeling FAQs

Free Estimate

Get a written, fixed price for your project