Renovation
Whole-house renovations
A lake cottage rebuilt on its own frame, or gutted and re-planned, designed over a summer and built in one off-season.
Most lake houses were built for July and have been patched since. We look at what the frame, the roof and the mechanicals can still do, then draw a house that works from Memorial Day to the first snow, and in a January weekend too.
What's included
A survey of the existing frame and mechanicals
Drawings and a written scope
Structural repairs and new framing
Electrical, plumbing and heating
Insulation and air sealing
Windows, stairs, millwork and finishes
Cost
What changes the cost
No figure here: the house sets the number, and the estimate shows where it came from.
The frame
What is behind the plaster decides how much is repair and how much is new.
How far the plan moves
Moving a stair or a bathroom costs more than refinishing it where it is.
Windows and millwork
Stock sizes and profiles cost less than matching an old cottage's custom ones.
Heating
A house that was only used in summer often needs a new system.
Permits and the water
Near the shore, shoreland rules can limit where and how much we build.
How it goes
A renovation across one off-season
- 01June to September
Step 1: Survey and drawings
We measure the house, open a few walls and draw the plan with you at the lake.
- 02August to November
Step 2: Permits and orders
We apply for what the town and county require and order the windows and cabinets.
- 03October to January
Step 3: Shell and mechanicals
Structure, roof, windows, then wiring, plumbing and heat.
- 04December to April
Step 4: Interiors
Plaster, millwork, tile, cabinets and paint in a warm, dry house.
- 05April to May
Step 5: Walk-through
A final walk and a short punch list before the season opens.
Questions
About renovating a lake house
Do we have to be away while you build?
Not for the whole time, but a whole-house renovation is rarely livable. That is one reason the off-season works: most owners aren't there.
Who applies for the permits?
We do, and the estimate lists the permits it expects. Towns and counties differ, so we ask yours what applies.
What if you find a problem behind a wall?
We photograph it, tell you what it is and price the fix in writing before we do it.
Build windows
Ask for a build window
Tell us about the house and when you're there, and we'll say which window it fits.