Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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Before
AfterConstruction in Irvine, CA
Roofing, window replacement, and exterior construction in Irvine run $400 for minor repairs up to $40,000 for full metal roof systems, with most homeowners receiving a written flat-price quote the same day we inspect. Irvine’s master-planned village system and layered HOA review add complexity that general Orange County contractors often underestimate. We’re familiar with the architectural guidelines in Woodbridge, Turtle Rock, Northwood, and the newer Great Park neighborhoods, and we quote with those requirements already priced in. Call (562) 245-4592 to schedule your free estimate.
Why Irvine Homes Are Different
Irvine is one of America’s largest master-planned cities, developed and still substantially controlled by the Irvine Company, with virtually every residential property subject to layered HOA architectural review on top of standard city permitting. Construction contractors here must navigate village-specific design guidelines that govern exterior materials, color palettes, roof pitch, and setbacks, and these rules shift neighborhood by neighborhood. In Woodbridge, we’ve seen HOA boards reject shingle colors that passed three villages over; in Orchard Hills, roof pitch minimums eliminated certain low-slope products from consideration entirely.
The housing stock tells its own story. Original villages like Woodbridge and Turtle Rock hold 1970s-80s wood-frame stucco homes now hitting renovation age with outdated electrical panels, aluminum wiring in some units, and original single-pane windows. Post-2000 villages like Stonegate and Portola Springs pack dense zero-lot-line and attached product where shared-wall construction complicates any structural or MEP work. Add the Santa Ana winds that funnel through this inland valley, hot and dry and gusting past 60 mph, and you get strict wind-load requirements for roofing and framing plus fire-hardening rules for homes near Limestone Canyon’s wildland edge. The Great Park Neighborhoods carry another layer: legacy military land-use history with documented soil remediation zones that can trigger environmental review before any ground-breaking.
Our Main Irvine Services
Most calls from Irvine homeowners center on two projects: interior renovations that modernize aging original-village homes, and additions that add square footage without the cost of trading up in this market.
Kitchen Remodeling in Irvine
Kitchen remodels in Irvine run into the village design guidelines when the work touches exterior walls, windows, or any visible roofline modification. We’ve replaced original 1980s galley kitchens in Turtle Rock with open-concept plans that required HOA pre-approval for the new window configuration. Every quote includes a written scope, a flat price, and a checklist of whether your village requires architectural submission before permit pull. Kitchen Remodeling in Irvine
Bathroom Remodeling in Irvine
Bathroom work in Irvine’s older stock often reveals galvanized supply lines, ungrounded outlets, and vent fans dumping into attics rather than through the roof. In newer attached product, we’ve found drain lines shared across units that complicate any reconfiguration. Our quotes specify what we expect to find, what it costs to address if we find it, and how the change-order process works under Clause 1 of the Haven Standard. Bathroom Remodeling in Irvine
Home Additions & ADU in Irvine
ADU construction in Irvine faces the full gauntlet: city zoning, village HOA design review, and in the Great Park area, potential soil remediation requirements. We’ve built detached ADUs in Northwood and garage conversions in Woodbridge, each with a written price that included every known permit and review fee before work started. No surprises, no open-ended allowances. Home Additions & ADU in Irvine
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Before
AfterRoofing in Irvine
Irvine’s original villages carry 40-year-old composition roofs now at end of life, while the Santa Ana winds and fire-hardening requirements for eastern hillside homes make material selection more consequential than in coastal Orange County. We’ve replaced roofs in Turtle Rock where the HOA mandated a specific shingle profile, and in Portola Springs where wind uplift ratings dictated fastening patterns. Our Roofing crews document every deck condition, every layer count, and every ventilation calculation in the photo record you receive at project close.
Roof Repair
Signs you need it
Water stains on ceiling drywall, granules collecting in gutters, or lifted shingles along the rake edges after a Santa Ana event mean the roof system is breached and the substrate is taking moisture.
What it costs in Irvine
Roof repair in Irvine typically runs $400-$1,800 depending on whether we’re replacing a few wind-torn shingles or resealing penetrations and replacing damaged underlayment.
How we do it
We photograph the damage from the ridge, remove the affected field to inspect the deck, install matching materials per manufacturer spec, and document the repair with dated photos before we leave.
Roof Replacement & Installation
Signs you need it
Multiple leak points, visible deck sagging, or a second layer of shingles already in place means repair is no longer economical and the full assembly needs replacement.
What it costs in Irvine
Roof replacement in Irvine typically costs $8,000-$20,000 for standard composition, with metal roof installation running $15,000-$40,000 for homeowners who want the longer service life and fire rating.
How we do it
We strip to deck, replace compromised sheathing, install ice-and-water shield at valleys and penetrations, apply the primary roof cover per manufacturer wind-uplift spec, and finish with ridge venting calculated to the attic volume.
What Roofing Costs in Irvine
| Item | Typical range in Irvine |
|---|---|
| Roof repair | $400 - $1,800 |
| Roof replacement | $8,000 - $20,000 |
| Metal roof installation | $15,000 - $40,000 |
How long does a roof replacement take in Irvine?
Most residential roof replacements in Irvine take two to four days, with an additional one to two weeks for HOA architectural review if your village requires it. We build that timeline into our written schedule before you sign. Call (562) 245-4592 for a free estimate with specific dates.
Do you handle HOA roofing requirements in Irvine?
Yes, we submit material samples, color boards, and manufacturer cut sheets to your village association as part of our standard pre-construction package. Under the Haven Standard, no work starts until both city permit and HOA approval are in hand. Call (562) 245-4592 to discuss your village’s specific requirements.
Windows & Doors in Irvine
Original single-pane aluminum windows in 1970s-80s Irvine villages leak conditioned air and rattle in Santa Ana gusts, while newer homes near the wildland interface face updated fire codes that restrict vent styles and glazing types. We’ve replaced windows in Woodbridge where the HOA required a specific divided-light pattern, and installed impact-rated products in hillside homes where ember resistance and wind load both matter. Our Windows & Doors quotes specify the exact brand, model, and performance rating, not a generic allowance.
Window Replacement
Signs you need it
Condensation between panes, operable sashes that won’t stay open, or noticeable temperature stratification near the glass mean the seal or frame has failed.
What it costs in Irvine
Window replacement in Irvine typically runs $4,500-$15,000 for a full-home package, with impact window installation at $8,000-$25,000 for properties in wind or fire-hardening zones.
How we do it
We measure every rough opening, check for level and square, install flashed and sealed frames with low-expansion foam, and finish with interior trim matched to existing profiles.
Impact Windows & Doors
Signs you need it
Homes in eastern Irvine near Limestone Canyon, or any property where the HOA or insurance now mandates fire-hardening and wind-rated assemblies, need impact-rated glazing.
What it costs in Irvine
Impact window installation in Irvine typically costs $8,000-$25,000 depending on opening count, size, and whether the project includes impact-rated entry doors.
How we do it
We specify laminated glass with the design pressure rating required for your exposure, install reinforced frames anchored to structural members, and provide the documentation your HOA and insurer need for compliance.
What Windows & Doors Costs in Irvine
| Item | Typical range in Irvine |
|---|---|
| Window replacement | $4,500 - $15,000 |
| Impact window installation | $8,000 - $25,000 |
| Window replacement (per-opening, typical mix) | $450 - $1,500 |
Will new windows lower my energy bills in Irvine?
Yes, replacing single-pane aluminum with dual-pane low-E vinyl typically cuts HVAC load 15-25 percent in Irvine’s inland climate, with payback in five to eight years depending on your rate tier. Call (562) 245-4592 for a written estimate with projected savings.
Do I need HOA approval to replace windows in Irvine?
Nearly every Irvine village requires architectural review for window style, grid pattern, and exterior color, even when the opening size stays the same. We handle that submission as part of our standard process. Call (562) 245-4592 and we’ll check your specific village requirements.
Fence Installation in Irvine
Fence installation in Irvine is governed by village-specific design guidelines that dictate height, material, color, and setback from the street or trail, on top of city code. We’ve installed vinyl privacy fences in Northwood where the HOA limited height to six feet and required a specific tan tone, and aluminum ornamental fencing in Orchard Hills where the design review board mandated a particular picket profile. Our Fence Installation quotes include the HOA submission fee and a material sample board when required.
Vinyl Fence
Signs you need it
HOA guidelines that prohibit wood but allow low-maintenance alternatives, or existing wood fences that have rotted at grade in Irvine’s occasional winter saturation, point to vinyl replacement.
What it costs in Irvine
Vinyl fence installation in Irvine typically runs $3,500-$9,000 for a standard residential lot, with price driven by height, panel style, and whether the village requires a specific color match.
How we do it
We set posts in concrete at 8-foot centers, hang panels with concealed fasteners, and cap with matching post caps, all documented in the photo record you receive at completion.
Aluminum Fence
Signs you need it
Ornamental perimeter fencing for pool enclosures, front-yard visibility barriers, or village-mandated streetscape consistency where wrought iron would rust and wood would rot.
What it costs in Irvine
Aluminum fence installation in Irvine typically costs $4,000-$10,000 depending on picket height, decorative elements, and gate count.
How we do it
We core-drill and set posts in high-strength concrete, hang welded panels with stainless hardware, and powder-coat touch-ups at field welds to maintain the corrosion warranty.
What Fence Installation Costs in Irvine
| Item | Typical range in Irvine |
|---|---|
| Vinyl fence installation | $3,500 - $9,000 |
| Aluminum fence installation | $4,000 - $10,000 |
| Wood fence installation (where permitted) | $3,000 - $8,500 |
How tall can my fence be in Irvine?
City code allows six feet in side and rear yards, three to four feet in front yards, but your village HOA may impose lower limits or specific materials. We verify both before quoting. Call (562) 245-4592 and we’ll confirm your property’s requirements.
Does Rowan pull permits for fence installation?
Yes, we pull the city permit and handle HOA architectural review as part of every fence quote. Under Clause 1 of the Haven Standard, no work starts until both approvals are in hand. Call (562) 245-4592 to schedule your free estimate.
Driveway & Pavers in Irvine
Driveway replacement in Irvine ranges from simple concrete swaps in original villages to paver installations in newer neighborhoods where the HOA mandates permeable or color-matched surfaces. We’ve poured concrete in Turtle Rock where the challenge was tight access between zero-lot-line homes, and installed Cambridge Pavers in Orchard Hills where the design board required a specific herringbone pattern and edge restraint detail. Our Driveway & Pavers quotes break out base prep, material, and finish as separate line items so you see where the money goes.
Paver Driveways
Signs you need it
Cracked concrete that can’t be patched cosmetically, HOA requirements for permeable or decorative surfaces, or a homeowner who wants the repairability and appearance upgrade of modular paving.
What it costs in Irvine
Paver driveway installation in Irvine typically runs $7,000-$18,000 depending on base excavation depth, paver brand and pattern complexity, and whether the village requires specific edge restraint or drainage details.
How we do it
We excavate to 8-10 inches, install and compact Class II base in lifts, set bedding sand, lay pavers to pattern with polymeric sand joints, and compact with plate vibrator to lock the assembly.
Concrete Driveways & Concrete Work
Signs you need it
Spalling surface, widespread cracking with vertical displacement, or pooling water that indicates settled grade and failed subgrade support.
What it costs in Irvine
Concrete driveway installation in Irvine typically costs $4,500-$12,000, with driveway replacement at $5,000-$14,000 if the existing slab requires full removal and haul-off.
How we do it
We saw-cut and remove the failed slab, regrade and compact the subgrade, place rebar or wire mesh, pour at 4-inch minimum thickness with control joints at calculated spacing, and finish with broom or specified texture.
What Driveway & Pavers Costs in Irvine
| Item | Typical range in Irvine |
|---|---|
| Paver driveway installation | $7,000 - $18,000 |
| Concrete driveway installation | $4,500 - $12,000 |
| Driveway replacement | $5,000 - $14,000 |
How long before I can drive on a new paver driveway?
We recommend 48-72 hours before light vehicle traffic on paver driveways, with polymeric sand fully cured at 24 hours if no rain interferes. We leave you with the cure schedule in writing. Call (562) 245-4592 for a free estimate with timeline.
Do Irvine HOAs require specific driveway materials?
Many villages specify color, texture, or material type for visible driveways, with newer neighborhoods often requiring permeable pavers or light-reflective concrete to meet heat-island guidelines. We verify requirements before quoting. Call (562) 245-4592 and we’ll confirm your village’s rules.
Brands We Service in Irvine
We source from fifty-plus vetted brands including Cambridge Pavers, Oldcastle, and Quikrete, with local inventory that keeps most Irvine projects on schedule without special-order delays. Our written quotes name the specific product and grade, not a generic allowance. See our brands for the full list.
Pricing for Construction in Irvine, CA
| Service | Typical range in Irvine |
|---|---|
| Kitchen remodel | $14,000 - $45,000 |
| Bathroom remodel | $9,000 - $28,000 |
| Roof replacement | $8,000 - $20,000 |
| Metal roof installation | $15,000 - $40,000 |
| Window replacement | $4,500 - $15,000 |
| Impact window installation | $8,000 - $25,000 |
| Vinyl fence installation | $3,500 - $9,000 |
| Aluminum fence installation | $4,000 - $10,000 |
| Paver driveway installation | $7,000 - $18,000 |
| Concrete driveway installation | $4,500 - $12,000 |
| Home addition | $45,000 - $130,000 |
| ADU construction | $90,000 - $220,000 |
Prices in Irvine run higher than regional averages when HOA architectural review requires premium materials or when hillside fire-hardening mandates upgraded assemblies. Under Clause 1 of the Haven Standard, every quote is a flat written price with a written scope before any work starts, and no change proceeds without a signed change order.
Neighborhoods We Serve in Irvine
We work across Irvine’s village system, from original neighborhoods with aging infrastructure to new construction with its own compliance layers. Dispatch and scheduling are coordinated from our Los Angeles office; crews serve Irvine locally with same-day response for most inquiries.
- Woodbridge
- Turtle Rock
- Northwood
- Orchard Hills
- Stonegate and Portola Springs
Service Area - Cities Near Irvine
Our crews work throughout central Orange County, with regular projects in Santa Ana, CA, Orange, CA, Lake Forest, CA, and Garden Grove, CA. Each city has its own permit timelines, HOA prevalence, and material requirements, and we quote accordingly.
Serving Irvine, CA - Our Local Coverage Area
We’re based in the Irvine area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Construction in Irvine
Most Irvine villages require architectural review before permit application, adding one to three weeks to project start dates. We submit materials, color boards, and manufacturer documentation as part of our standard pre-construction process, and no work begins until both HOA and city approvals are in hand.
Yes, we pull all required city permits and schedule inspections as part of every project. For work subject to village architectural review, we handle that submission too. The permit fees and review costs are itemized in your written quote, not buried in a general conditions line.
Bring your village’s architectural guidelines if you have them, any prior inspection reports, and competitor written estimates if you’d like our free second opinion. We’ll measure, photograph conditions, and return a flat written price with scope and warranty terms, typically within 48 hours.
Call (562) 245-4592 to schedule your free estimate. Written price before any work starts, every time.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Irvine Customers Say
"Good communication throughout. Weekly written update meant I never had to chase them."
- Nadine G."Driveway replaced properly with a base that will actually last. They explained why the cheaper quote was cheaper."
- Reggie O."Final invoice was within two percent of the contract. Every change was priced and signed before anyone picked up a tool."
- Malcolm T.