Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterConstruction in Irvine, CA
Roofing in Irvine runs $400-$20,000 depending on scope, with most repairs and replacements requiring both city permits and HOA Architectural Review Committee approval before work begins. Rowan Construction Group quotes every project with a flat written price before any crew arrives, and our dispatch is coordinated from the Los Angeles office with crews serving Irvine neighborhoods directly. Call (657) 297-4635 for a free estimate with line-item pricing.
Why Irvine Homes Are Different
Irvine is one of the largest master-planned cities in the US, meaning virtually every residential construction or remodel project requires a dual-approval gauntlet: a City of Irvine building permit AND sign-off from the neighborhood’s HOA Architectural Review Committee (ARC), each with its own design standards, material palettes, and timelines. Contractors unfamiliar with the Irvine Company’s village-by-village architectural guidelines routinely cause costly delays for homeowners by skipping or mishandling the ARC submission before pulling city permits.
The housing stock shifts dramatically by village. University Park and Turtle Rock homes from the 1970s sit on slab foundations with aging stucco-over-wood-frame construction, while Orchard Hills, Portola Springs, and the Great Park Neighborhoods feature modern energy codes and fire-rated assemblies. Hillside communities including Quail Hill, Shady Canyon, and Orchard Hills fall within CalFire-designated High and Very High Fire Hazard Severity Zones, requiring WUI construction standards that flatland Orange County contractors may not routinely specify. The Great Park Neighborhoods, built on the remediated former Marine Corps Air Station El Toro, involve legacy soil compaction specifications and military-era utilities that catch out-of-area GCs off guard.
Our Main Irvine Services
Homeowners in Irvine contact us most often for kitchen and bathroom renovations and for expanding living space with additions or ADUs. Each trade follows the same discipline: written price before work starts, signed change orders for any modification, and a documented photo record on every visit.
Kitchen Remodeling in Irvine
A kitchen remodel in Irvine means navigating both city permits and HOA ARC review, particularly in villages with strict exterior modification rules like Woodbridge and Northwood where window changes or exterior venting must match the original design palette. We measure existing cabinetry, note structural bearing locations, and specify materials from our vetted brand list before submitting documentation to both approval bodies. Every quote is flat and written, with no call-for-pricing step. Kitchen Remodeling in Irvine covers full gut renovations, cabinet replacements, and island additions.
Bathroom Remodeling in Irvine
Bathroom work in Irvine’s older villages often reveals original galvanized supply lines and ungrounded circuits that must be brought to current code, while newer homes may need moisture-barrier remediation behind tile in showers that failed prematurely. We document substrate conditions with photos before demolition and include that record in your project file. Fixtures are specified from Kohler, Toto, Sterling, or Grohe lines with local availability confirmed before the quote is written. Bathroom Remodeling in Irvine handles everything from tub-to-shower conversions to full master bath reconfigurations.
Home Additions & ADU in Irvine
Additions and ADUs in Irvine face the strictest ARC scrutiny, especially in covenant-controlled villages where massing, roofline, and exterior materials must harmonize with existing architecture. The Great Park Neighborhoods add subsurface unknowns: legacy compaction standards from the El Toro remediation can require engineered fill or specialized foundation designs that out-of-area bidders miss. We pull soil reports when available and price the foundation accordingly, with no change order unless you sign it. Home Additions & ADU in Irvine covers second-story additions, garage conversions, and detached ADUs.
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 1970s tract homes in University Park and Turtle Rock carry original three-tab shingle roofs now past their service life, while hillside villages like Quail Hill and Shady Canyon face CalFire WUI requirements that mandate Class A fire-rated assemblies, ember-resistant vents, and non-combustible soffit materials. A contractor quoting standard composition shingles for a Portola Springs home may be specifying materials the HOA ARC will reject or the fire code will prohibit. We verify village covenants and fire zone designations before writing the price, because re-roofing is not a place for discovery pricing. Our Roofing hub details the full trade scope.
Roof Repair
Signs you need it
Granule loss exposing the fiberglass mat, lifted or cracked shingles at the rake edges, or water staining on the ceiling drywall after Santa Ana wind events.
What it costs in Irvine
Most roof repairs in Irvine fall between $400 and $1,800, with tile roof repairs running $600-$2,500 due to the specialized underlayment and batten work.
How we do it
We photograph the full roof surface from a ladder or drone, mark each defect on a diagram, replace damaged shingles or tiles with matching material, and re-seal penetrations with manufacturer-specified sealant.
Roof Replacement & Installation
Signs you need it
Multiple leak points, shingles curling across more than 30% of the field, or an original roof exceeding 22-25 years on a home in Woodbridge or Northwood.
What it costs in Irvine
Standard roof replacement in Irvine typically ranges from $8,000 to $20,000, with metal roof installations at $15,000-$40,000 for homeowners selecting long-life assemblies in WUI zones.
How we do it
We strip to the deck, replace deteriorated sheathing, install synthetic underlayment and ice barrier per manufacturer spec, and finish with GAF or CertainTeed shingles rated for the specific fire zone and HOA color palette.
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 working days, with an additional one to three weeks for HOA ARC review and city permit issuance depending on the village. Call (657) 297-4635 to schedule an inspection and we’ll outline the full timeline with permit and ARC requirements for your specific address.
Do I need HOA approval to replace my roof in Irvine?
Yes, nearly every Irvine village requires ARC approval for roofing material, color, and profile changes before city permits can be issued, and we handle both submissions as part of our project documentation. Call (657) 297-4635 and we’ll verify your specific HOA requirements during the free estimate.
Windows & Doors in Irvine
Original single-pane aluminum windows in 1970s and 1980s Irvine homes leak conditioned air and transfer exterior noise, while newer villages often specify window styles and frame colors in HOA covenants that restrict replacement options. Hillside fire zones add a second constraint: WUI-compliant windows must meet tempered glass and positive-locking requirements that standard replacement contractors may not include in their quotes. We measure every opening, verify ARC and fire-code requirements, and specify from stock with local availability confirmed before writing the price. Our Windows & Doors hub covers the full product range.
Window Replacement
Signs you need it
Condensation between double-pane glass indicating seal failure, difficulty operating sashes due to frame corrosion, or visible daylight around the frame perimeter.
What it costs in Irvine
Window replacement for a typical Irvine home runs $4,500-$15,000 depending on opening count, with impact window installations at $8,000-$25,000 for WUI-zone properties requiring missile-impact rating.
How we do it
We remove the existing unit, inspect the rough opening for water damage, install the replacement with foam insulation and proper flashing integration, and finish with interior trim matched to the existing profile.
Impact Windows & Doors
Signs you need it
Home located in a CalFire WUI zone or within one mile of wildland interface, or HOA covenants updated to require fire-resistant glazing assemblies.
What it costs in Irvine
Impact window installation in Irvine’s hillside villages typically ranges from $8,000 to $25,000 for a full-home replacement, with door upgrades priced per opening based on size and hardware specification.
How we do it
We specify laminated glass with interlayer thickness rated for the specific fire zone, install with reinforced frames anchored to structural members, and provide documentation for both city inspection and HOA ARC 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 |
Can I install any window style in my Irvine home?
No, most Irvine villages restrict frame color, grille pattern, and operating style through ARC covenants, and we verify these requirements before specifying products to avoid rejection and reorder delays. Call (657) 297-4635 and we’ll review your HOA documents during the estimate.
How do I know if my home needs impact-rated windows?
Check your property’s Fire Hazard Severity Zone designation on the CalFire map; homes in Quail Hill, Shady Canyon, Orchard Hills, and Portola Springs typically require WUI-compliant assemblies with tempered or laminated glass. Call (657) 297-4635 and we’ll confirm your specific requirement and price the appropriate specification.
Fence Installation in Irvine
Fence installation in Irvine is governed by village-specific HOA covenants that dictate height limits, material palettes, and setback lines, with some neighborhoods requiring ARC approval for any fence visible from the street. Older homes in University Park and Turtle Rock may have original cedar fences now failing at the post base due to decades of soil contact and termite exposure, while newer villages specify maintenance-free materials like vinyl or aluminum to preserve uniform streetscapes. We pull the HOA documents, verify property lines against the recorded plat, and specify materials with local availability confirmed before writing the price. Our Fence Installation hub details all options.
Vinyl Fence
Signs you need it
HOA covenants mandate white or tan privacy fencing with specific height and style restrictions, or existing wood fence requires replacement and maintenance-free material is preferred.
What it costs in Irvine
Vinyl fence installation in Irvine typically runs $3,500-$9,000 depending on linear footage, panel height, and whether the HOA requires a specific profile like closed-picket or lattice-top.
How we do it
We set posts in concrete at 6-foot centers with vinyl sleeves over galvanized steel inserts, hang panels with manufacturer hardware, and cap with matching post caps for a seamless appearance that meets ARC standards.
Aluminum Fence
Signs you need it
Pool enclosure required by city code with specific picket spacing and gate latch height, or HOA specifies ornamental metal fencing for front-yard visibility.
What it costs in Irvine
Aluminum fence installation in Irvine ranges from $4,000 to $10,000, with pool enclosures at the higher end due to self-closing gate hardware and code-specific latch mechanisms.
How we do it
We core-drill and set posts in hydraulic cement, rack panels to follow grade changes, and install Magna-Latch or equivalent code-compliant hardware with documentation for city pool inspection.
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 |
Do I need HOA approval to install a fence in Irvine?
Yes, virtually every Irvine village requires ARC approval for fence type, height, color, and location before installation, and we include this submission in our project documentation. Call (657) 297-4635 and we’ll verify your specific HOA requirements and include ARC timeline in your written quote.
How long does fence installation take in Irvine?
Most residential fence installations take two to five working days after ARC and city approvals are secured, with approval timelines varying from one to four weeks depending on the village. Call (657) 297-4635 for an exact timeline based on your address and HOA.
Driveway & Pavers in Irvine
Driveway replacement in Irvine must account for both the village’s ARC material restrictions and, in the Great Park Neighborhoods, legacy soil conditions from the El Toro remediation that affect compaction and drainage design. Original concrete driveways in 1970s and 1980s villages show widespread spalling and cracking from decades of thermal cycling and de-icing salt exposure, while newer communities often specify paver or stamped concrete finishes to maintain architectural consistency. We core-test substrate conditions in Great Park areas, verify ARC-approved material palettes, and specify from Belgard or Techo-Bloc paver lines with local inventory confirmed before writing the price. Our Driveway & Pavers hub covers all surface options.
Paver Driveways
Signs you need it
Existing concrete driveway cracked with differential settlement, or HOA covenants require paver or stamped concrete finish to match village streetscape standards.
What it costs in Irvine
Paver driveway installation in Irvine typically ranges from $7,000 to $18,000 depending on square footage, base preparation requirements, and paver pattern complexity.
How we do it
We excavate to 8-10 inches, install Class II base in lifts with plate compaction, lay bedding sand, set pavers in the specified pattern with edge restraint, and sweep polymeric sand into joints before vibrating.
Concrete Driveways & Concrete Work
Signs you need it
Surface spalling exposing aggregate, cracks wider than ¼ inch with vertical displacement, or ponding indicating reversed pitch toward the garage.
What it costs in Irvine
Concrete driveway installation in Irvine runs $4,500-$12,000 for standard broom finish, with replacement of failed existing slabs at $5,000-$14,000 including removal and disposal.
How we do it
We saw-cut and remove the existing slab, grade and compact the subgrade, place rebar or fiber mesh per spec, pour at 4-inch thickness with control joints at 10-foot centers, and finish with 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 |
Can I install any driveway material in my Irvine neighborhood?
No, most Irvine villages restrict driveway surface type, color, and finish through ARC covenants, with some neighborhoods requiring paver or stamped concrete and prohibiting plain gray broom finish. Call (657) 297-4635 and we’ll verify your ARC-approved options before quoting.
Why do Great Park driveways cost more to replace?
The remediated El Toro soil may require over-excavation and engineered fill to achieve proper compaction for paver or concrete loads, conditions we identify through permit records and core testing before writing the price. Call (657) 297-4635 for a site-specific assessment and written quote.
Brands We Service in Irvine
We stock and source from fifty-plus vetted brands including GAF and CertainTeed roofing, Kohler and Toto fixtures, and Belgard and Techo-Bloc pavers, with local distributor relationships that keep lead times short and quotes honest. Parts availability is confirmed before any price is written. See our brands for the full list.
Pricing for Construction in Irvine, CA
| Service | Typical range in Irvine |
|---|---|
| Roof Repair | $400 - $1,800 |
| 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 |
| Driveway Replacement | $5,000 - $14,000 |
Prices in Irvine trend toward the upper end of these ranges when ARC submission and revision cycles extend timelines, or when WUI fire-rated materials are required for hillside properties. Under Clause 1 of the Haven Standard, the price we write is the price you pay, with any change requiring your signed approval before work proceeds.
Neighborhoods We Serve in Irvine
Our crews work across Irvine’s villages with dispatch coordinated from the Los Angeles office, typically scheduling estimates within a few days of contact and project starts within two to four weeks of written quote acceptance and permit readiness.
- Woodbridge
- Northwood
- Turtle Rock
- Quail Hill
- Portola Springs
- Orchard Hills
Service Area - Cities Near Irvine
We serve homeowners throughout central Orange County, with regular projects in Tustin, CA, Lake Forest, CA, Laguna Woods, CA, and Newport Beach, CA. Each city carries its own permit and HOA landscape, and we verify local requirements before quoting.
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
Yes, we prepare and submit documentation for both City of Irvine building permits and the relevant HOA Architectural Review Committee, because most villages require ARC approval before city permits can be issued and work can begin. This dual submission is included in our project management and priced into the written quote.
Check your address on the CalFire Fire Hazard Severity Zone map; Irvine hillside communities including Quail Hill, Shady Canyon, Orchard Hills, and Portola Springs are designated High or Very High, triggering WUI construction standards for roofing, windows, and exterior assemblies. We verify this designation during our site visit and specify compliant materials accordingly.
Bring any existing HOA covenants or ARC guidelines, prior inspection reports, and competitor written estimates if you’d like our Free Second Opinion line-item review. We photograph conditions, measure all relevant spaces, and deliver a flat written price with scope and warranty documentation within two business days.
Call (657) 297-4635 to schedule your free estimate. Every quote is written, flat, and delivered before any work starts.
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
"Final invoice was within two percent of the contract. Every change was priced and signed before anyone picked up a tool."
- Malcolm T."Talked us out of the larger scope we came in asking for, because it would not have added the value we thought."
- Emil R."Driveway replaced properly with a base that will actually last. They explained why the cheaper quote was cheaper."
- Reggie O.