Before You Remodel, or Even Move In: A Few Things I’ve Learned About San Francisco Homes
By Zach Heir, President of Heirloom Builders
I’ve walked through a lot of homes with new owners over the years, and I’ve noticed something consistent: even the folks who know they’re buying a fixer, who are prepared to make changes, often end up surprised by what the house starts to reveal once they’re living in it.
It’s not because anyone did anything wrong. It’s just that these homes, especially in San Francisco, are full of quirks, old systems, past remodels, and hidden conditions that don’t always show themselves until you’re a few months in and asking, “Wait, can we actually do that here?”
When upgrades meet reality
We had a client recently who was excited about a new kitchen and adding an EV charger to their garage. Both smart upgrades. But their house didn’t have the electrical capacity to support either, and that led us down a path of needing to upgrade the panel, and eventually the power service from the street.
Thankfully, it was an overhead line (which is easier to upgrade). If it had been underground, we’d be talking about a one- to two-year process with PG&E. They still moved forward, but it was a longer, more expensive journey than they’d imagined when they first walked the home.
The bathroom update that got complicated
Another homeowner wanted to rework a downstairs bathroom, just swap a tub for a shower and refresh the finishes. But once we started looking closer, it was clear that the layout wasn’t code-compliant. There was no bath fan or venting. The electrical wasn’t tied to a sensor. And the existing drain line was too small for a shower, which meant opening up the slab to redo the plumbing.
None of this is unfixable. But it shifted the project from a light upgrade to something that needed deeper planning and investment. These are the kinds of things that can catch even the savviest homeowner off guard.
The not-so-glamorous stuff
We don’t always get called in for remodels. Sometimes, it’s maintenance gone sideways.
Like the client who called after a major rainstorm, only to find water intrusion in multiple areas of their home. It turned out the drains on their roof deck were clogged with debris, a simple thing that hadn’t been caught, but one that caused expensive damage in a short amount of time.
Or the home that hadn’t been painted in many years. In San Francisco, exterior paint isn’t just for looks; it’s one of your best defenses against moisture and dry rot. When it starts peeling or cracking, water gets in. Over time, that turns into damaged siding, framing, or worse.
These things don’t mean you’ve failed as a homeowner. They’re reminders that homes (especially older ones) need attention in ways that aren’t always obvious.
What I hope people remember
I don’t share these stories to scare anyone. In fact, I love seeing people fall in love with a home and start dreaming about how to make it theirs. What I do want is for folks to feel supported and informed, whether they’re gearing up for a remodel, moving into a new place, or trying to figure out if that weird slope in the floor is worth worrying about.
These homes have history. They also have complexity. If we can help you better understand what you’ve got, we’re glad to do that!
Curious what your home might be trying to tell you?
We offer walkthroughs for homeowners who want clarity on remodel feasibility, system upgrades, or what it’ll take to bring their ideas to life.
Reach out any time. We’re here to help you make thoughtful, confident decisions.