Kitchen remodeling
Bathroom remodeling
Home additions & ADU
Roofing
Windows & doors
Driveway & pavers
FenceFree written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Mission District
Hiring a general contractor in Mission District means finding someone who understands what’s behind these walls before the first permit is pulled. Most of the work here involves 1880s – 1920s Italianate and Edwardian wood-frame structures built on filled Mission Creek, which is a completely different animal than new construction anywhere else. Iron Beam Contractors manages kitchens, baths, additions, roofing, windows, and ADUs under one accountable team. If you’re planning a remodel in the Mission, call (833) 756-5936 and we’ll walk the site with you before you commit to anything.
Why Iron Beam Contractors Is Mission District’s Preferred General Contractor Company
Mission District homeowners have dealt with enough surprise change orders to be skeptical of anyone promising a clean scope. That skepticism is healthy. We’ve worked through enough Mission projects to know where the money actually hides: undocumented fill under a rear yard, a soft-story first floor that needs bolting before the addition goes up, a historic-review condition the seller never disclosed. Nolan Driscoll runs every project’s scope review personally before we sign a contract, so the estimate you get reflects what the building actually is, not what a salesman hopes it is.
Our Mission District customers tend to come to us after a bad bid. The house on Valencia that got a $18,000 kitchen quote, then a $31,000 change order once the contractor opened the floor and found the joists sistered onto rotted mudsills. That’s the project we fix. We price for what Mission construction actually requires: geotech review where fill is suspected, historic district documentation, stamped structural details. The free estimate is thorough because the building stock demands it.
Styles & brands we work with
Remodeling Contractor in Mission District
As a remodeling contractor working Mission District homes, we plan every job around the district’s conservation rules and the reality of century-old wood framing. A kitchen remodel in a rented flat on Shotwell still has to keep the existing interior stair clear and fire-rated, even if the owner lives upstairs. That’s not a county thing, that’s a Mission thing. Homeowners call us when they want one contract covering demolition, structural tie-ins, trades, and finish work, rather than coordinating a designer, a framer, and a tile guy separately.
A typical Mission District kitchen remodel runs $14,000 – $45,000 depending on whether we’re keeping the existing footprint or moving plumbing across a load-bearing wall. A small kitchen in a 800-square-foot flat off 24th Street usually lands closer to $9,000 – $20,000. Bath work runs $9,000 – $28,000 for a full remodel, with walk-in showers at $4,500 – $12,000 when waterproofing to Schluter standard is part of the scope.
Structural Tie-Ins and Historic Coordination
Almost every Mission remodel touches a wall that hasn’t been opened in a hundred years. We coordinate the historic-review paperwork and schedule the structural engineer before demolition starts, so the inspector never holds your draw over a missing condition.
Interior Scope, Single Accountability
From cabinet installation at $4,000 – $13,000 through countertops at $2,000 – $6,500, one crew handles the whole interior. Our General Contractor team manages the permit, the material deliveries, and the subs. You get one phone number for everything.
Licensed General Contractor in Mission District
A licensed general contractor working Mission District projects has to manage two code realities at once: San Francisco’s historic-preservation triggers and the California Building Code’s seismic and wind requirements. We hold a California GC license and handle the permit set, the inspections, and the sub trade coordination. On a rear addition off Harrison Street, that means submitting a historic resource evaluation with the drawings, not after the fact. A home addition in this district runs $45,000 – $130,000; an ADU above a soft-story garage typically lands at $90,000 – $220,000 once the foundation work and fire separation are included.
Permit-Ready Estimates
Our written estimates include the permit fees, the structural engineering, and the historic documentation as line items. You shouldn’t discover a $6,000 geotech bill after we cut the foundation. In the Mission, that geotech bill is a near-guarantee, so we quote it up front.
Wind and Seismic Compliance Built In
Window replacement in the Mission runs $4,500 – $15,000, and the units we install meet the wind-load rating for Zone 1 exposure, not just Title 24 energy code. It’s a spec question most homeowners never think to ask. We ask it on every job because the insurance carrier will ask later.
Trusted Brands We Service in Mission District
We’re authorized to work with 50+ material brands, which matters when you’re matching a new rear addition to a 1910 storefront on Valencia. For Mission District fence and gate work, we stock and service Jerith, Bufftech, and ActiveYards systems. For paver patios and walkways behind Mission flats, we run Belgard pavers over properly compacted base because that fill soil compacts unevenly without it. Materials arrive from known suppliers on schedule, not from whatever was left in a yard in Hayward.
See the difference
Before
After
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After
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AfterCommon General Contractor Problems We See in Mission District Homes
- Filled-creek geology surfacing mid-project. The Mission’s grid sits over filled Mission Creek and former sand dunes, so excavation for an addition routinely hits undocumented fill and old creek-bed mud. Without a geotech report up front, the structural redesign freezes the schedule and the budget.
- Historic-review conditions skipped on bids. A rear addition or even a window replacement in a conservation-zoned area can trigger sign-off conditions that a generic contractor never priced. If the inspector withholds approval, the draw schedule stops and you’re stuck.
- Windows and roofing that don’t meet wind-load spec. The Mission’s exposure requires a specific wind-load rating, and energy-code-compliant products don’t automatically meet it. Owners find out when the insurance claim gets scrutinized.
- Soft-story retrofits quoted without a site-specific geotech. The ground floors of these rowhouses were built as open garages and storefronts. We see foundation work quoted at numbers that fall apart the moment crews hit creek-bed mud instead of sand.
Pricing for General Contractor in Mission District, CA
Primary project ranges for Mission District work below. Every range assumes a licensed general contractor pulling permits, coordinating trades, and documenting compliance. A home addition runs $45,000 – $130,000. An ADU runs $90,000 – $220,000. Window replacement runs $4,500 – $15,000 depending on the count and the wind-load spec.
| Project | Typical Mission District Range |
|---|---|
| Home Addition | $45,000 – $130,000 |
| ADU Construction | $90,000 – $220,000 |
| Window Replacement | $4,500 – $15,000 |
What moves the number is what’s under the floor and what’s on the historic survey. We quote the geotech, the historic documentation, and the structural engineering as line items. If a bid doesn’t include those, that’s the amount you’ll pay later in change orders. Call (833) 756-5936 for a written estimate that reflects Mission District conditions, not a national average.
We Also Serve Cities Near Mission District
Our General Contractor team works throughout the Mission and the surrounding neighborhoods, including San Francisco, Noe Valley, Visitacion Valley, and Chinatown. If you’re across the city line but planning a major remodel or ADU, we’ll bring the same Mission-caliber code knowledge and the same upfront geotech and historic-review pricing. You’ll find the same service standards on every Mission District project and the ones just outside it.
Serving Mission District, CA — Our Local Coverage Area
We’re based in the Mission District 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 General Contractor in Mission District
If the building is within a designated conservation zone or the property is over 50 years old, a rear addition almost always triggers at least a historic resource evaluation, even if the main facade is untouched. The review is a project condition, not a courtesy. We submit the evaluation with the permit set so it never holds up your draw schedule.
The Mission’s exposure typically requires windows rated for the specific design wind pressure mapped for San Francisco’s Zone 1, which is higher than the inland default most energy-code products carry. We specify to that rating and document the compliance on the permit set, not just the energy calculations.
If the damage occurs at a window, roof, or wall penetration where the work was installed without a stamped, wind-rated spec, the carrier can cite non-compliant installation as a coverage exclusion. We hand you the engineer’s stamp, the inspection approvals, and the product ratings. That documentation is what lets a claim get paid without a fight.
The Mission was built over filled Mission Creek and former sand dunes, so builders routinely hit undocumented fill and old creek-bed mud that were never mapped. A competent bid includes a site-specific geotech and a structural allowance for over-excavation and grade beams. When that’s missing from a quote, the cost lands later as a change order, not a surprise of nature.
It should include line items for the permit set, the structural engineer, the geotech report if excavation touches the ground, the historic resource evaluation if the building is in a conservation zone, and the wind-load rating for any new windows or roofing. If those aren’t in writing up front, ask where they went. Call (833) 756-5936 and we’ll send a scope that names every one of them.
Call (833) 756-5936 for a free estimate on your Mission District project. Written line-item quotes, no surprises, and a general contractor who knows this district’s ground under the floorboards.
Written by Nolan Driscoll, Owner at Iron Beam Contractors, serving Mission District homeowners with licensed general contracting since our first bay-mud foundation retrofit.