Remodeling · Nashville, TN
The Nashville homeowner's guide to remodeling
What the work involves, what drives the price, what your options are, and what a bad job looks like — written so you can judge any remodeling contractor in Middle Tennessee, including us.
Warning signs
How to know you need us
If you recognize any of these, it is worth having somebody look before it becomes a larger job.
- A layout that fights you every day
- Needing more space but not a different house
- A project that stalled with three trades blaming each other
- A wall you want removed that turns out to be carrying the floor above
- A basement or attic that is square footage you are not allowed to count
- Unpermitted work discovered during a sale or an appraisal
Your options
More than one right answer.
A remodeling contractor who only ever recommends the most expensive option is not giving you advice. Here is the honest range.
Remodel within the footprint
The cheapest way to change how a house works. No foundation, no roof, no new structure — and frequently enough.
Convert existing space
Basement, attic, garage or porch brought up to conditioned living space. The best value per square foot when the shell already exists.
Bump-out or room addition
Adds square footage on the existing level. Foundation and roof tie-in are the real costs.
Second-story addition
Most expensive per square foot, because the existing structure and foundation have to be verified to carry it.
What it costs
What actually drives the price.
We do not quote remodeling over the phone, because an honest number needs somebody to look at the job. These are the things that move it.
-
Whether the footprint changes
Working inside the existing walls is a different order of cost from adding square footage. An addition brings foundation, roof, structure and mechanicals; a remodel brings none of those.
-
Structural work
Removing load-bearing walls, adding beams or carrying a point load down to the foundation needs engineering and inspection, and it is the line most often missing from a low bid.
-
Mechanical capacity
An addition or a finished basement frequently needs more HVAC, more electrical service and sometimes a larger water heater. That is real scope, not an extra.
-
What is found once it is open
Older homes hide rot, knob-and-tube, failed plumbing and unpermitted past work. A fair quote names the rate for that rather than pretending it will not happen.
-
Finish level
Two identical projects finished to builder grade and to custom grade differ enormously, and the finish decisions are where budgets actually move.
Every estimate is free, written and carries no obligation — including the parts we would find only after starting, which are priced up front rather than left open.
What happens
From your call to the finished job.
Design and engineering
Four to twelve weeks including drawings, structural engineering and permit review. The phase people try to compress and should not.
Permit
Two to eight weeks depending on jurisdiction and scope. Metro Nashville is slower than most surrounding counties.
Demolition and rough-in
Structure, then mechanical rough-in, with inspections at each stage before anything is covered.
Finish
Insulation, drywall, trim, cabinetry and final inspection. The longest phase, and where the schedule is either held or lost.
Done badly
What goes wrong, and why it matters.
These are the shortcuts that make a quote look cheaper and cost you more later. Ask anyone you are considering about them.
-
Starting without final drawings
Design changes during construction are the single largest source of cost overrun on any remodel.
-
Skipping the structural engineer
A beam sized by eye is a beam nobody can inspect or insure, and not something a future buyer will accept.
-
Finishing a basement without addressing water
Framing and drywall over a wall that gets wet is a mold problem with a completion date.
-
Converting space without permitting it
Unpermitted square footage does not count at appraisal, which removes most of the value you paid for.
Before you hire anyone
Six questions worth asking any remodeling contractor.
Including us. If a contractor cannot answer these easily, that is the answer.
-
Are you licensed for remodeling and can I see the certificate?
A licensed and insured contractor will have this to hand and will not be irritated by the question.
-
Is the estimate written, itemized and free?
A verbal number is not an estimate. Itemized means you can compare two quotes on the same basis.
-
What happens if you find something once you start?
The honest answer names a rate and a process. The answer to worry about is that it never happens.
-
Who is actually doing the work?
Employee crew or subcontractor is not a wrong answer either way, but you should know which, and who carries the insurance.
-
What is the workmanship warranty, and is it in writing?
Materials carry a manufacturer warranty. Workmanship is the contractor, and it should be written down.
-
Will you pull the permit?
For permitted work, a contractor who suggests skipping it is telling you something important about the rest of the job.
FAQ
Choosing a remodeling contractor in Nashville
How do I choose a remodeling contractor in Nashville?
Check the license and the insurance certificate, get the estimate in writing and itemized so you can compare quotes on the same basis, and ask what happens if something is found once work starts. A contractor who cannot answer those easily has told you what you need to know.
Should I get more than one quote for remodeling?
Yes, and compare what is in them rather than the number at the bottom. The cheapest quote is often cheapest because it leaves something out, and on remodeling the thing left out is usually the preparation that decides how long the work lasts.
Is the cheapest remodeling quote usually a bad idea?
Not automatically — but an unusually low number is information. Ask specifically what is included, what grade of material is quoted, who is doing the work and what the workmanship warranty is. If all four answers are good, the low quote is a good quote.
Do I need a permit for remodeling in Nashville?
It depends on the scope. Metro Nashville and the surrounding counties permit and inspect a good deal of this work, and a contractor suggesting you skip a required permit is telling you something about how they approach the rest of the job. We pull the permits our work requires.
How far in advance should I book remodeling?
A few weeks where you can. Booking in the quiet season usually means better scheduling and sometimes better pricing than booking in the rush, and it gives you time to make the selections properly.
Free estimate
Need a remodeling contractor in Nashville today?
Tell us what is going on and we will get you a free estimate from a local remodeling contractor. No obligation, no pressure.