Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterConstruction Before & After in Escondido, CA
We’ve delivered more than 4,000 projects since 2007, and every one left the site with a documented photo record. This gallery shows what that record actually captures: the condition we found, the work we performed, and the finished result. No staging, no stock imagery. These are the real walls, roofs, and foundations we’ve opened and closed in Escondido.
Recent Transformations
Kitchen Remodel: Oak Cabinets and Vinyl Flooring to KraftMaid Painted Shaker with Cambria Quartz
The existing kitchen had original 1986 oak face-frame cabinets with failing drawer boxes and sheet vinyl over two previous layers of flooring. The subfloor was 5/8-inch plywood with deflection we measured at L/240, below the L/360 minimum for large-format tile. We stripped to joists, sistered the spans that had sagged from a previous owner removing a load-bearing partition without proper header support, installed 3/4-inch tongue-and-groove plywood, and set 12-by-24-inch porcelain over a crack-isolation membrane. The KraftMaid painted-shaker cabinets went in with full-extension soft-close drawers, and the Cambria Brittanicca quartz countertop was templated with a 2-1/2-inch mitered waterfall edge on the peninsula. Under Clause 1, the $47,500 price was written before demolition started. The photo record shows every layer: the sistered joists, the new subfloor, the membrane roll, and the final caulk line.
Bathroom Remodel: Leaking Fiberglass Shower to Curbless Wet Room with Toto Fixtures
The fiberglass shower surround had cracked at the drain flange, and water had migrated through the subfloor into the crawl space, rotting a 4-by-6-foot section of joist ends. We found the damage during the initial photo walkthrough - the customer hadn’t seen it because the crawl space access was sealed by the previous owner’s deck. We removed the deck boards, replaced three joist ends with pressure-treated sistered members, installed a new 3/4-inch plywood subfloor, and built a curbless wet room with a linear drain and Schluter-Kerdi membrane. The Toto Nexus toilet and Guinevere faucet set went in with a floating vanity to keep the floor plane continuous. The $18,900 written quote included the deck removal and joist repair; no change order was needed because we’d opened the wall and floor during the estimate phase to verify conditions. The photo record documents the rotted joists, the sistered repair, the flood test, and the final grout.
Roofing: Three-Layer Asphalt over Wood Shake to GAF Timberline HDZ with Full Deck Replacement
This 1974 tract home in the Hidden Meadows area had original wood shake under two layers of asphalt, a total dead load of roughly 6.5 pounds per square foot before we added the new system. The roof deck was 1-by-6 skip sheathing with 3/8-inch plywood overlay from the second re-roof in 1998; the plywood was delaminating at the eaves from attic condensation. We stripped to rafters, installed 7/16-inch OSB sheathing with H-clips at the unsupported edges, and applied GAF FeltBuster synthetic underlayment with Timberline HDZ shingles in Barkwood. The ridge vent was cut in with a 1-3/4-inch slot through the sheathing, and we replaced three rafter tails that had rotted where the fascia cap had leaked. The $14,200 written price included the deck replacement; the photo record shows each layer coming off, the rotted tails, the new sheathing, and the final ridge cap.
Windows & Doors: Original Aluminum Single-Pane to Milgard Ultra Fiberglass with Thermally Broken Frames
The original 1989 aluminum windows had lost their weatherstripping, and the single-pane glass was transmitting enough heat that the south-facing rooms were unusable in July without the AC running continuously. We measured each opening for square and plumb; three of the sixteen were out of square by more than 1/4 inch, which we corrected with composite shims and structural screws into the jack studs. The Milgard Ultra fiberglass frames were installed with low-E/argon dual-pane units, and the sliding patio door got a thermally broken sill pan tied into the existing weather-resistive barrier with flashing tape. The $11,400 written quote covered the windows, the door, the trim package, and the interior patch and paint. The photo record shows the old frame condition, the shim correction, the installed unit, and the finished trim.
Driveway & Pavers: Cracked Concrete Driveway to Belgard Catalina Paver System with Permeable Base
The existing 4-inch unreinforced concrete driveway had cracked in a classic pattern: transverse cracks at 8-foot intervals from thermal expansion, and longitudinal settlement where the subgrade had been placed over uncompacted fill from the original 1992 grading. We removed the concrete, excavated 12 inches to reach native soil, and installed a permeable base of 3/4-inch crushed aggregate in two lifts with plate compaction between. The Belgard Catalina pavers in Toscana went in on a 1-inch bedding course of coarse sand with 3/16-inch joints filled with ASTM C-144 joint sand. The $9,800 written price included the excavation, base, pavers, and the channel drain at the garage threshold where the grade had been pooling water. The photo record documents the removed concrete, the excavated subgrade, the compacted base lifts, and the final paver pattern with the channel drain grate.
Home Addition & ADU: Detached Garage Conversion to 480-Square-Foot Junior ADU with Full Kitchen and Bath
The 20-by-24-foot detached garage had a 4-inch concrete slab with no vapor barrier and a roof framed with 2-by-4 rafters at 24 inches on center, too shallow for the R-38 ceiling insulation required by Escondido’s adopted Title 24 standards. We lifted the roof with a scissors truss system to gain headroom and insulation depth, cut the slab for plumbing and electrical trenches, and installed a floating LVP floor over a new 6-mil polyethylene vapor barrier with 2-inch rigid foam. The kitchenette got a 24-inch Bosch cooktop, a Fisher & Paykel drawer dishwasher, and KraftMaid base cabinets with a Cambria quartz remnant top. The bath has a 32-by-32-inch curbed shower with a Toto Drake toilet and a wall-hung vanity. The $67,500 written quote was developed from full plans stamped by a structural engineer; the permit was pulled by Rowan and the inspections passed on the first call for framing, insulation, and final. The photo record shows every inspection checkpoint, the truss lift, the trench work, and the final certificate of occupancy.
Want Results Like These?
Every project here started with a free, written estimate - no “call for a quote,” no range that shifts once work begins. Under Clause 1 of The Haven Standard, your price is flat, your scope is written, and your warranty is printed. Bring any competitor’s written estimate and we’ll review it line by line at no charge. Call (858) 683-6538 to schedule your free estimate with Rowan Construction Group Escondido.
Written by Grant Rowan, Owner at Rowan Construction Group Escondido, serving Escondido since 2007.