Finished white kitchen with dark counters after a remodel
Kitchen
White subway tile shower with matte black fixtures
Bath
Open wall framing during a whole-house remodel
Framing

A house taken to the studs, then put back together.

Silva's Remodeling has spent 30+ years on 1890s–1950s homes across Kankakee County. The work is structural, mechanical, and finish, in that order, with the character of the house kept where it still matters.

1890s–1950sHomes we know how to open up
One contractorStructure through finishes
All systemsElectrical, plumbing, HVAC
PermittedInspections before walls close

What a full house remodel includes

A gut renovation strips the house to studs, joists, and rafters, then rebuilds from the inside. A single-room project does not.

  • Structure. Foundation, framing, and load-bearing walls.
  • Mechanicals. Full rewire, repipe, and a new HVAC system.
  • Shell. Insulation, air sealing, windows, and doors.
  • Finishes. Drywall, flooring, trim, and paint.
  • Kitchens and baths. Cabinets, counters, tile, and fixtures.
  • Code. Permits and inspections before the walls close.

Why homeowners hire one contractor for the whole house

The sequence only works if the same person owns the handoff from demo to the punch list.

Remodeling trades, coordinated

Demolition, structure, framing, electrical, plumbing, HVAC, insulation, drywall, painting, flooring, carpentry, and finish work. One schedule, one scope.

Older Illinois houses

Balloon framing, knob-and-tube, galvanized plumbing, and plaster. We modernize the systems and keep the trim, floors, and details worth keeping.

Licensed and permitted

Building, electrical, plumbing, and mechanical permits, then the inspections that have to pass before drywall.

A price you can read

The quote breaks down trades, materials, and time. Gut renovations often land around $150–$300 per square foot, depending on finishes, with a written change-order path.

The remodel, in the order we run it

Open a phase to see what happens. The first one is expanded so you can start there.

3–6 months 16 phases One contractor

General remodeling only. We do not test for or remove lead-based paint or asbestos, and that work is not part of our contract. When it is required, a separately licensed contractor completes it before our demolition begins.

Three ways to scope the house

Start with the trades the house needs. We recommend one of these after the walkthrough, not before.

Cosmetic

Finishes only. Mechanicals and structure stay as they are.

  • Interior painting
  • Flooring
  • Kitchen cabinets and counters
  • Bath vanities and fixtures
  • Trim and millwork
  • Light fixtures
  • Electrical, plumbing, HVAC, and structure stay as-is.
Most common on older homes

Stud-out

The interior comes out. Systems are replaced. The shell stays.

  • Demolition to the studs
  • Electrical, plumbing, and HVAC
  • Insulation and air sealing
  • Drywall and paint
  • Flooring throughout
  • Kitchen and bathrooms
  • Trim, doors, and hardware

Extensive

Stud-out, plus the parts of the shell that have failed.

  • Foundation repair
  • Framing repairs and sistered joists
  • Windows and exterior doors
  • Roof
  • Siding
  • Exterior paint
  • For houses with real structural issues.

Not sure which scope fits? We look at the house and recommend only the trades it needs.

(708) 270-7794

Older houses, handled on purpose

Thirty years on 1890s–1950s homes in Kankakee County. The problems repeat. So does the way we fix them.

What we find

  • Knob-and-tube electrical (fire hazard)
  • Galvanized plumbing (rust, leaks)
  • Balloon framing (fire spread risk)
  • No insulation (energy loss)
  • Plaster/lath walls (cracking)
  • Foundation settling
  • Outdated HVAC/no AC

How we modernize

  • Complete rewire (200-amp service)
  • PEX repipe (whole house)
  • Fire blocking between floors
  • Spray foam insulation (R20+ walls)
  • Drywall over lath/plaster
  • Foundation stabilization
  • Central air installation

What we keep

  • Matching historic trim profiles
  • Restoring original hardwood floors
  • Preserving pocket doors
  • Maintaining room layouts (when possible)
  • Period-appropriate fixtures
  • Historic window restoration options
  • Keeping architectural details

What changes after the work

Value

A gut renovation can move a house 50–100% in value. Typical return on a full remodel lands around 70–90%.

Energy

Insulation, HVAC, and windows often cut bills 40–60%. Some of that work qualifies for energy credits.

Layout

Open the plan, rebuild the kitchen, and redo the baths while the walls are already open.

Code

Old wiring, tired plumbing, and structural repairs get brought up to the inspections that pass.

Warranties

New equipment carries its own warranty. HVAC, roofing, and windows are the long ones.

Stay put

You keep the lot, the street, and the neighbors, and get a house that works like a new one.

Questions we answer on the walkthrough

How long does a complete house remodel take?

Typical timeline: 3-6 months depending on home size, scope, and finishes. Small homes (1,000-1,500 sq ft) with straightforward layouts can be completed in 3 months. Larger homes (2,000-3,000+ sq ft) or complex renovations (moving walls, extensive structural work) take 4-6 months. Weather, material delays, and permit processing can extend timelines.

Can I live in my home during a full house remodel?

Not recommended for complete gut renovations. During demolition and rough-in phases (weeks 1-8), the home has no working plumbing, electricity, or HVAC. Dust, noise, and safety hazards make it unlivable. Most clients relocate to rental property, stay with family, or plan extended vacation. Phased renovations (one floor at a time) allow occupancy but extend timeline 30-50%.

Do I need permits for a full house remodel?

Yes, absolutely. Full house remodels require building permits (structural, general construction), electrical permits (rewire), plumbing permits (repipe), and HVAC permits (new system). We handle all permit applications, inspections, and final approvals. Permits typically cost $1,500-$4,000 depending on jurisdiction and scope. Unpermitted work risks fines, resale issues, and insurance claims denial.

What's included in a stud-out renovation?

A stud-out strips the house to structural framing. Out: drywall or plaster, old electrical and plumbing, insulation, flooring, fixtures, cabinets, and trim. What stays: exterior studs, floor joists, ceiling joists, and roof framing. Then we rebuild inside that shell.

Is a full house remodel worth it vs. buying new?

Usually yes, especially in established neighborhoods. Full remodel costs $150-$300/sq ft. New construction costs $200-$400+/sq ft plus land. Remodeling lets you stay in your desired location, preserve lot size/mature landscaping, and avoid competitive buying markets. Best for homes with good bones (solid foundation, good location). Not worth it if foundation is severely compromised or lot is undersized.

What financing options are available?

We work with homeowners using: Home equity loans/HELOCs (lowest rates, 6-8%), Cash-out refinancing (roll into mortgage), 203(k) FHA renovation loans (for purchases + remodel), Construction loans (draw-based funding), Personal loans (no home equity required). Many clients combine methods. We provide detailed quotes for lender approval and work with project financing partners.

Where we take full-house work

Kankakee County, the south suburbs, and Will County.

Kankakee County

Kankakee, Bourbonnais, Bradley, Manteno, Momence, Herscher, St. Anne, Grant Park, Aroma Park

South suburbs

Orland Park, Frankfort, Tinley Park, New Lenox, Mokena, Homer Glen, Lockport, Joliet, Oak Forest

Will County

Crete, Monee, Peotone, Beecher, Manhattan, Wilmington, Channahon

Tell us which rooms have to change.

A free in-home look, then a written scope. 30+ years, licensed and insured.

708-270-7794 Book a walkthrough
In-home estimate Written scope Permits included