Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterConstruction Before & After in Irvine, CA
Photos don’t exaggerate. A kitchen with 1980s oak cabinets and a kitchen with KraftMaid shaker panels in “Pebble Grey” are two different rooms, and the camera shows exactly which one you’re getting. We’ve documented every Rowan project since 2007 - over 4,000 photo records - because a homeowner in Irvine should see the substrate condition, the shingle layer count, the membrane detail, before they sign anything. Below are representative transformations from our seven trades. The “before” shots show what we found. The “after” shots show what Clause 1 of the Haven Standard bought: a written price, a written scope, and a crew that finished within a few percent of the number.
Recent Transformations
Kitchen Remodel: Galley Layout with Failing Subfloor in Northwood
The homeowner called about “soft spots” near the sink. We pulled the linoleum and found the particleboard subfloor had turned to oatmeal from a five-year drip the previous owner never fixed. Under Clause 1, we wrote a flat price for plywood replacement, plumbing repair, and full cabinet install - no allowance for “subfloor if needed.” The KraftMaid cabinets went in on verified level framing. Cambria quartz went on a substrate we could warranty. The photo record shows the wet particleboard, the dry plywood replacement, and the finished install - 73 images, delivered on a shared link before the crew left.
Bathroom Remodel: Hall Bath with Failed Shower Membrane in Woodbridge
The mold wasn’t “a little humidity.” The shower membrane had failed at the curb, and water had run under the tile for years. We cut the drywall back to studs, found the framing was sound - that went in the photo record - and wrote a price for Wedi board installation, curbless conversion, and full fixture replacement. No change order happened because we opened the wall before quoting. The Toto fixtures came from our standard sourcing depth; the price reflected actual vendor cost, not a padded allowance. The homeowner got the photo record, the signed scope, and the 365-Day Done Right Promise in writing.
Roofing: GAF Timberline HDZ Replacement in Turtle Rock
Two layers of asphalt is legal in Irvine but it’s a lousy substrate for a third. We documented the layer count, the curled tabs, and the rusted flashing in the initial photo record. Under the Haven Standard, we don’t quote roofing over the phone - we measure, we photograph, we write the price. The quote included tear-off to deck, OSB replacement where the second layer had trapped moisture, and full GAF system installation with Golden Pledge warranty eligibility. The crew was background-checked and uniformed; the homeowner got a photo of each crew member before arrival. Final invoice was 2% below quote because no decking replacement was needed beyond the three sheets we’d already priced.
Windows & Doors: Milgard Tuscany Series in Quail Hill
The homeowner wanted “new windows” but didn’t know how many seals had failed until we showed them. We photographed every unit from inside and out, marked the six with visible condensation, and wrote a price for 14 openings including the patio door. The Milgard Tuscany quote included the Full Lifetime Warranty - not prorated, not limited - because we buy enough volume to offer it at cost. The Trinsic sliding door replaced a bent-track aluminum unit that had been “fixed” twice. Installation included proper sill pan flashing and weep screed detail, photographed and documented. The homeowner’s photo record shows the old bent track, the new pan installation, and the finished trim - no gaps, no caulk-only water management.
Driveway & Pavers: Belgard Mega-Lafitt Replacement in Westpark
Concrete doesn’t crack in Irvine from freeze-thaw. It cracks from expansive soil and tree roots, and this driveway had both. We cut test sections, photographed the subgrade condition - clay with root intrusion - and wrote a price for full removal, root barrier installation, permeable base prep, and Belgard Mega-Lafitt in a running bond pattern. The quote included the paver lights because we’d already sourced them; no “allowance for lighting if desired.” The permeable base handles Irvine’s occasional heavy rain better than the original 4-inch slab with no drainage. Photo record: 89 images from saw-cut to final plate compaction.
Home Addition: Master Suite ADU in Northpark
This wasn’t a garage conversion. It was a ground-up ADU on a narrow lot, which meant Irvine’s setback requirements and utility relocation became the project before the project. We photographed the meter locations, the ficus root map, and the existing foundation proximity, then wrote a price that included permit submission, utility coordination, and construction - not “permit costs extra.” The Kohler fixtures and Techo-Bloc patio came from our 51-brand sourcing depth; the mini-split was spec’d for Irvine’s cooling-load profile, not a generic square-footage formula. Every change - there were two, both owner-requested - got a signed change order before work resumed. Final cost: 4% above original quote, documented in the photo record and explained in the closing walkthrough.
Want Results Like These?
Every project above started the same way: a phone call to (657) 227-2502, a scheduled site visit, and a written flat price with scope and warranty before any work started. Bring a competitor’s written estimate and we’ll review it line by line at no charge - that’s the Free Second Opinion, and it’s how we earn the call even when we’re not the first quote. Call (657) 227-2502 to schedule your free estimate. A live person answers, 24/7.
Written by Grant Rowan, Owner at Rowan Construction Group Irvine, serving Irvine since 2007.