St. Johns County · Northeast Florida
Whole-Home Remodeling in St. Augustine
Full-house renovations that fix the structure and systems, not just the surfaces. Licensed and insured, Florida Certified Building Contractor CBC1265492.
- When the house needs it
- Down to studsWhen the house needs it
- Typical months on site
- 4-9Typical months on site
- Contract, permit and point of contact
- OneContract, permit and point of contact
Whole-Home Remodeling for St. Augustine property owners
St. Augustine is part of our regular working area for whole-home renovation. We work across St. Augustine — from the Castillo de San Marcos out to the parcels beyond St. George Street. Most of what we handle here involves historic-district homes, bayfront property and small commercial and hospitality buildings.
The first thing worth understanding about the site is the ground itself. Coquina, shell and centuries of fill — archaeological review can be triggered by excavation before a footing is ever poured. Matanzas Bay tidal flooding reaches downtown streets on king tides, which sets the floor elevation conversation for any renovation. Both of those show up in the estimate long before any finish selection does.
What St. Augustine geology and review rules change
A whole-house renovation around St. Augustine is a two-track project: interior modernization on one track and exterior review on the other. The Historic Architectural Review Board reviews exterior materials, windows, roofing and massing — approval comes before permitting, not after. That controls the second track, and its material requirements — wood windows, specific siding profiles, approved roofing — are typically more expensive than modern equivalents. Some of the oldest building stock in the country alongside 1920s frame houses, all of it visually regulated. That means the interior work is a full systems replacement. Matanzas Bay tidal flooding reaches downtown streets on king tides, which sets the floor elevation conversation for any renovation. That adds wastewater and stormwater constraints on top.
The second local factor: coquina, shell and centuries of fill — archaeological review can be triggered by excavation before a footing is ever poured. That matters because the right approach to whole-home renovation follows local conditions as much as it follows the plan set.
The issuing office is City of St. Augustine, with Historic Architectural Review Board approval. We establish that before anything is drawn, because a redesign after a review comment is the most avoidable cost on a project.
None of that is exotic. It's just the difference between an estimate written for St. Augustine and one written for anywhere.
What whole-home remodeling in St. Augustine covers
- Whole-house assessment
- Floor plan reconfiguration
- Systems replacement
- Envelope and efficiency
- Kitchen and bathrooms
- Interior and exterior finish
Signs it's time to call
These are the things owners tell us on the first call. If more than one sounds familiar, it's worth a look.
- The house has cast iron or galvanized supply lines that have started to restrict flow.
- Rooms are all the right size for 1962 and the wrong size for how you live.
How we deliver whole-home remodeling in St. Augustine
01
Walkthrough and investigation
02
Scope and design
03
Permitting
04
Demolition and structural
05
Systems and envelope
06
Finish and closeout
What actually drives the cost
We won't quote a number sight unseen. These are the factors that move it, so you can see where your project is likely to land before we ever walk the property.
- Substantial improvement rules
- In a flood zone, once renovation cost passes a percentage of structure value, the whole building has to be brought to current flood standards. That threshold can restructure a project entirely.
- Historic district review
- Where it applies, window, siding and roofing choices are constrained to approved materials, which are typically more expensive than the modern equivalent.
St. Augustine and the surrounding area
We take on whole-house renovations in and around St. Augustine, including houses inside the historic district where every exterior decision is a review item. Historic-district homes, bayfront property and small commercial and hospitality buildings form the context. The best outcome here is a house that performs like new construction and looks untouched from the street.
We're in St. Johns County constantly. Alongside St. Augustine we regularly work Vilano Beach, St. Augustine Beach, Elkton and World Golf Village, which keeps trip costs off your estimate.
- historic-district homes
- bayfront property
- small commercial and hospitality buildings
Other work we do in St. Augustine
Kitchen Remodeling in St. Augustine
Full kitchen renovations — layout, structure, systems and cabinetry — handled by the same crew start to finish.
Learn more →Bathroom Remodeling in St. Augustine
Bathroom renovations built around waterproofing that lasts — not tile laid over hope.
Learn more →Home Additions in St. Augustine
Room additions, second stories and in-law suites that tie into the original structure like they were always there.
Learn more →Whole-Home Remodeling near St. Augustine
All areas we serve for whole-home remodeling →Whole-Home Remodeling questions in St. Augustine
How much does historic review add to a renovation in St. Augustine?
In time, weeks to months. In cost, mostly through required materials — approved windows and siding typically cost more than modern substitutes. The Historic Architectural Review Board reviews exterior materials, windows, roofing and massing — approval comes before permitting, not after. Designing to the guidelines from the start rather than resubmitting is where the real savings are in St. Augustine.
Can you give me a price for whole-home renovation in St. Augustine over the phone?
The honest answer is that we price it after we've stood on it. Coquina, shell and centuries of fill — archaeological review can be triggered by excavation before a footing is ever poured in St. Augustine, and that alone can swing an estimate substantially. A phone quote would just be a number we'd have to revise.
Who pulls the permit for whole-home renovation in St. Augustine?
Almost always. Jurisdiction sits with City of St. Augustine, with Historic Architectural Review Board approval. The Historic Architectural Review Board reviews exterior materials, windows, roofing and massing — approval comes before permitting, not after. That's our responsibility, not yours: applications, comment responses and inspections are all part of the contract.
How quickly can whole-home renovation get underway in St. Augustine?
We'll come look at a St. Augustine property within days. What sets the build start is the permit, and the Historic Architectural Review Board reviews exterior materials, windows, roofing and massing — approval comes before permitting, not after, which affects the timeline. We plan around it rather than hope.
Is St. Augustine inside your service area?
It is. We cover all of St. Johns County from Keystone Heights, St. Augustine included, along with Vilano Beach, St. Augustine Beach and Elkton. There's no travel surcharge inside that area.
Should I renovate or tear down and rebuild?
If the foundation and structure are sound and the location is right, renovation usually wins. If you're moving exterior walls and replacing the roof structure anyway, we'll say so — sometimes rebuilding is the honest answer.
Can we live in the house during the work?
For a true whole-house project, we recommend against it. It extends the schedule, raises the cost, and makes a hard few months harder.
Ready to talk about whole-home remodeling in St. Augustine?
Free consultations, straight answers, and one contractor accountable from the first walkthrough to the last punch item.