You are right doing work in the Bay Area is much more expensive. Habitat for Humanity's outlets are in the bay area and can often be a source for materials depending on what you need. Sometimes contractors from outlying areas will take a job at a better price if it's big enough. You don't say where in the bay you are but you could look for contractors in Antioch, Concord or even Sacramento.

Thank you for the suggestions, starnold. My parents' house is just south of San Francisco, so Sacramento might be a bit far to commute. I think we'll approach the project in phases. My mom had a stroke, so I'd like to make the spaces she uses most frequently as safe and functional as possible.

You might be able to save some $ if you can be flexible on completion time and contractor access for some projects like the deck.

IKEA is a great budget kitchen option.

Doesn't sound like there would be any advantage to waiting on the furnace and water heater?

Is the wiring knob and tube, and if so were you planning to change it?

"Sometimes contractors from outlying areas will take a job at a better price if it's big enough."

Thank you all for your suggestions and advise. IKEA will definitely be playing a big role in our remodel. We plan to relocate the furnace and water heater when we add a living space to the ground floor level. Both are functioning OK now, so replacing them is not high on the priority list. The house does have knob and tube wiring and we will replace it.

I live in San Francisco so I know you're not off the mark about having a modest home in a modest neighborhood in a VERY high-priced area. The other thing is that contractors all seem to be busy now in this still-hot market.

But that's not why I'm posting. Regarding the small bathroom - do you really mean 4 x 7? The bathroom in the house I grew up in had nothing but a small vanity, toilet and tub, and it was 6 x 7. I don't see how you can possibly make a 4 x 7 bathroom fit for a disabled person (if you mean by that, someone in a wheelchair)?

Hi sjhockeyfan325,

Thank you for your question and comment. I just double checked and the bathroom is 4x8 (my apologies). I'm attaching a snapshot of the layout. The house was built in 1963, so bathroom space and closet space weren't as highly valued as they are today. This bathroom is also the "master" bath, so it's the easiest one for my mom to get to. She is able to walk with the aid of a cane or walker, so wheelchair access is not required.

The bathroom hasn't been touched since the 60's, so it's in dire need of updating. Most importantly, we need to replace the toilet with one that's universal height, add a shower seat and grab bars throughout. The bathroom also doesn't have an exhaust fan, so mildew is an ongoing issue and the toilet leaks.

When it comes to the bathroom, were y'all planning a curbless shower ? Is that a bench sticking into the doorway? I'd skip the built in bench if it is and buy a portable one.

Thank you! We plan to put in a fold down seat (Moen Home Care). We would like to put in a linear drain/curbless shower, but I don't think our budget will allow it.

Thank you for the suggestion, weedyacres, but moving isn't an option. Aside from the obvious reasons - family, friends, health care providers, etc, they have lived in the area their entire lives and have no desire to move. We'll focus on what needs to be done first and plan accordingly. It's sad that so many San Francisco natives can't afford to live in the area they grew up.

bearandmouse, I don't know how you have figured the budget for the proposed remodel, so this very well might not apply. We have various friends starting remodel/addition projects in the area, and it has not been difficult for them to access financing based on their home equity, given the price trends. I guess what I am saying is if the budget is based on cash or on a financing proposal from a while back, I'd encourage you to get an updated proposal or consider other options. I realize older/retired folks might prefer not to finance, but the land value of their property probably has skyrocketed and if they want to stay here it is not necessarily such a risky thing to make some use of that. Unfortunately while Prop 13 keeps their tax basis low, it can't stop the rising remodeling prices -- contractors need to pay for housing and food, too :-) Good luck!

PS I would guess you can probably replace the leaky toilet yourself now with a low-flow universal height one that can be re-used in the remodel?