Full Home Remodeling for Older San Marino Houses
Whole-house remodeling for older San Marino homes, with hidden drain, framing and wiring problems found before finishes and the original trim protected.
A cast iron drain that has rusted thin along its underside can sit below a bathroom floor in an older San Marino house and still carry water, right up until new tile and a heavier tub go over it. Finding one moves the drain work to the front of the plan. The floor in that room is opened from below, the line is replaced back to a sound fitting, and the subfloor is rebuilt before any finish is chosen.
When the drain line is only the start
Once one section of old drain is open, the camera goes into the branches that feed it, because a kitchen or laundry line of the same age can show the same scale and pinholes. Vent pipes get a look as well, since a corroded vent lets sewer gas into a wall cavity. If the joists around the drain were notched to make room for it, they are sistered or blocked before the new pipe is hung. Every one of these findings is photographed, priced and written up as a change order for your signature, and only then does that piece of work go ahead.
San Marino review and the trim that stays
The City of San Marino reviews the plans and sends an inspector to see new drain, waste and vent lines under a water or air test before the floor closes. A revised drawing goes in if framing changes. While the floor is open, baseboards and door casings in that room are pried off with care, numbered on the back and stored flat, then fitted again once the new subfloor and finish are down. Plaster walls above the opened floor are watched for movement, so a drain repair does not crack the rooms it passes under.
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Plaster that is tight to its lath, wood floors in rooms the plumbing does not cross, casings, baseboards and solid doors with their original hinges. Boards over a failed drain can be numbered, taken up and put back once the pipe is replaced. The scope marks each kept part next to the hidden problem it sits near.
Plumbing is replaced one branch at a time with temporary caps, so a sink and a toilet keep working somewhere in the house each day. Rooms over an open floor are closed off. When a hidden drain problem appears, only the zone above it pauses while the change order is settled.
A camera goes through every drain branch we can reach, and the supply lines are held under test pressure. A certified lab tests what we sample from the paint, plaster, flooring and duct wrap, looking for lead and asbestos. The panel and its grounding get checked too, and only then is any allowance for hidden conditions written.
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Send the details and we will set up a walk-through and a written scope.