Painting, drywall and remodeling in Irvine
Painting, drywall and remodels for Irvine villages, where the HOA sees the work before the neighbors do.
What building in Irvine actually involves
Almost every Irvine home sits inside a village association, and almost every association keeps an approved exterior palette. Repainting a stucco elevation in a color that is close but not on the list is how people end up repainting twice. We ask for the village color sheet before quoting and record the exact reference on the estimate, so there is a paper trail if the association queries it a year later.
Inside, the housing is largely 1970s through 2000s tract construction: drywall rather than plaster, textured ceilings, and builder-grade paint that was one thin coat over new board. That last detail is why Irvine walls mark so easily – there is very little film on them. Two coats of a washable finish over a proper primer changes how the house lives, particularly in hallways with kids.
The 1970s and 80s villages – Woodbridge, University Park, Northwood – are now at the age where original texture, cabinetry and flat roofs over garages all come due at once. We price those as one job rather than four visits.
All services
Everything we do in Irvine
Eight services under one contract, so a job that touches three of them still runs on one schedule.
Interior Painting
Textured walls and ceilings are the norm. Touch-ups on texture rarely blend, so walls are painted corner to corner, and any patch has its texture matched before primer goes on.
from $3.25 / sq ft
Exterior Painting
Every Irvine repaint starts from the village association's color sheet and, in most villages, an architectural application. The exact color references go on the estimate and work is scheduled after approval, not before.
from $2.75 / sq ft
Drywall & Plastering
Matching orange-peel and knockdown texture on patches is most of the drywall work here. Done wrong, a patch shows under the hall light, so texture is sprayed and matched before priming.
from $275
Flat Roof Coating
Older villages often have flat roofs over garages or patio covers. Coating them in the same visit as the exterior paint saves a second mobilization and, where the association requires it, a second application.
from $4.25 / sq ft
Bathroom Remodel
Village homes from the 70s and 80s often have fiberglass tub surrounds and builder vanities. Replacing them with a tiled shower means a full waterproofing system, which the originals never needed.
from $15,000
Kitchen Remodel
Full kitchen remodels under one contract – demolition, plumbing, electrical, cabinetry, countertops, backsplash and appliances – with cabinets ordered before demo so the room is never sitting gutted.
from $32,000
Flooring
Laminate, luxury vinyl plank, engineered and solid hardwood, tile and stone – installed over a subfloor we actually prepared, so nothing bounces, gaps or lifts.
from $5.75 / sq ft
Fencing
New wood and vinyl fencing, repairs to leaning and rotted sections, and staining or painting that actually survives an LA summer.
from $45 / linear ft
Also working across the Central Orange County
FAQ
Working with us in Irvine
If yours is not here, call us. We would rather answer it before you book than after.
For the exterior, almost certainly. Irvine's village associations keep approved color palettes, and most want an architectural application before work starts. We ask for the color sheet at the walkthrough, prepare the product and color details for your application and start once it is approved. Interior painting generally does not need association approval.
Free estimate
Get a fixed price for your Irvine project
Free walkthrough, written quote the same day in most cases, and no follow-up sales calls.
(213) 375-0868