Kitchen remodeling
Bathroom remodeling
Home additions & ADU
Roofing
Windows & doors
Driveway & pavers
FenceFree written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Aliso Viejo
We’ve spent years working inside 92656 and 92698 homes, and the pattern is predictable: a 1994 stucco tract house off Aliso Creek Road needs a new roof, the windows are original builder-grade frames leaking at the corners, and the fence fasteners are rusted through from salt air. That’s the job. A General Contractor who knows Aliso Viejo’s housing stock can scope the whole thing at once instead of piecemeal. Call (855) 473-5620 and we’ll walk the property with you, identify what’s actually failing behind the stucco, and price the work before you commit to anything.
Why San Bernardino Contractors Is Aliso Viejo’s Preferred General Contractor Company
Most of the homes we’re called to in Aliso Viejo are the same vintage. The city was almost entirely built out between the late 1980s and early 2000s, so nearly every house off Pacific Park Drive and Aliso Creek Road is hitting its first-cycle replacement window at the same time. Roofs, windows, re-piping, exterior stucco, fencing. Ruben Castillo runs our crews with a simple rule: when we open a wall, we document what’s behind it, show you photos, and get a signed change order before anything gets covered up.
Aliso Viejo homeowners tell us the same thing after the job wraps: they didn’t realize how much of the original 1990s assembly was already failing under the stucco. We’ve pulled rotted sheathing out from behind flashings that looked fine from the outside. Dry-weather inspections miss that. Our crews know where to look because we’ve done it enough times in these specific tracts.
When you call, you’re not getting a call center routing you to whoever’s available. You get a scope conversation with someone who’s actually been inside Aliso Viejo houses, knows the HOA design-review drill, and can tell you which brand spec makes sense for coastal salt air versus inland heat.
Styles & brands we work with
Remodeling Contractor in Aliso Viejo
A Remodeling Contractor in Aliso Viejo handles the interior work that turns a tired 1990s original into something you’re not embarrassed to show guests. Kitchens in these tract homes tend to run $14,000 – $45,000 depending on cabinet lines, countertop material, and whether we’re moving plumbing. Bathrooms are typically $9,000 – $28,000. Those ranges reflect Aliso Viejo’s market: mid-1990s homes with builder-grade fixtures that have reached end of life, and homeowners who want Cambria or Silestone quartz rather than another laminate top.
Kitchen and bath work inside original 1990s layouts
The kitchen remodels we do off Aliso Creek Road are usually complete guts. Original cabinets with water damage at the sink base, tile counters cracked at the grout lines, and plumbing stops that were never code to begin with. We pull everything, fix the framing and subfloor where needed, and set the new run. A small kitchen remodel starts around $9,000; a full kitchen with new island and quartz counters can reach $45,000.
Bathrooms in these homes hide moisture problems behind the acrylic surrounds. Tub-to-shower conversions run $3,500 – $10,000. Walk-in shower installation is $4,500 – $12,000. The real cost driver is what we find when the old surround comes off: rotted drywall, surface mold, or water-stained studs that need replacement before tile goes up.
Whole-home remodeling with one accountable scope
When an Aliso Viejo homeowner wants kitchen, bath, flooring, and windows done in one pass, that’s where single-source accountability matters most. We sequence the trades so the plumbing rough-in happens before drywall, not after tile. No waiting on a third-party roofer who’s backed up three weeks. One contract, one timeline, one point of contact. Home additions run $45,000 – $130,000 in this market depending on square footage and foundation work.
Licensed General Contractor in Aliso Viejo
A Licensed General Contractor in Aliso Viejo is your legal and practical shield on any project that touches structure, permits, or HOA design review. We pull permits, we submit plans to your HOA’s design committee where required, and we coordinate the inspections. Aliso Viejo incorporated in 2001, but the housing stock predates that, and the city is now essentially built out. Every addition or major remodel has to work within established HOA approval processes. We know the drill.
Exterior scope: roofing, windows, and the coastal-spec decision
Roof replacement in Aliso Viejo runs $8,000 – $20,000. The material choice matters less than the fastener spec. We’ll get into this more below, but the short version: salt air near the coast plus Santa Ana UV exposure means hot-dip galvanized or stainless fasteners, not electro-zinc. Window replacement is $4,500 – $15,000, and impact window installation is $8,000 – $25,000. If you’re replacing original 1990s single-panes, the energy math alone justifies the upgrade.
What the permit and HOA process actually requires here
Aliso Viejo is a master-planned city with dozens of HOAs managing their own design-review standards. Your HOA may require specific stucco texture matching, approved paint palettes, or window styles that match the original tract. We handle the submission package and the revisions. If work starts without approval and the HOA flags it mid-project, that’s a stalled draw schedule and a change order to undo work. We don’t let that happen.
Trusted Brands We Service in Aliso Viejo
You pick the brand, we handle the build. That’s not a tagline; it’s how we scope every project. For Aliso Viejo homes, we regularly install GAF and CertainTeed roofing systems, Grohe plumbing fixtures, and Sterling bath systems. GAF-certified roofing means the manufacturer’s warranty backs the installation, not just the material. CertainTeed shingles hold up well under the UV fatigue that hits south-facing Aliso Viejo exposures. And when a homeowner wants a specific Grohe or Sterling fixture in a remodel, we procure it through our supplier accounts and build the rough-in to match. No “builder-grade whatever we happen to have.” You choose the spec.
See the difference
Before
After
Before
After
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AfterCommon General Contractor Problems We See in Aliso Viejo Homes
- Rusted fasteners on original exterior work. The 1990s builders used electro-zinc coated nails and screws on roof flashing, fence rails, and deck ledgers. Salt air from the coast accelerates corrosion even a few miles inland. We replace with stainless or hot-dip galvanized.
- Hidden rotted sheathing behind stucco flashings. On a 1994 stucco tract home off Pacific Park Drive, our crew opened the wall around a builder-grade window after the first heavy winter rain and found rotted sheathing hidden behind flashing that had never sealed properly. We re-sheathed the opening, re-set the window with stainless fasteners and sealed the stucco-to-flashing joint, then wrote the added framing into the scope of work as a signed change order before the drywall went back up. On the same job we replaced the failing patio railing with hot-dip galvanized posts instead of the builder’s painted steel.
- HOA design-review or permit stall-outs. Aliso Viejo homeowners who skip the HOA application or start work before the city issues the permit hit a wall mid-project. Inspections fail, draws stall, and someone has to pay to undo unpermitted work. We file everything up front.
- Deferred roof and flashing leaks after drought years. Years of drought followed by heavy winter storms routinely surface hidden water intrusion where 1990s stucco meets window and deck flashings. Remodels often uncover rotted sheathing that was never visible until the first big rain. If you’re planning a remodel, expect that possibility and put a contingency line in the budget.
Pricing for General Contractor in Aliso Viejo, CA
Here’s what we tell every Aliso Viejo homeowner when they ask about costs. These are real market ranges for the 92656 and 92698 area, not national averages. The coastal-spec decision adds roughly 8 – 15% to the materials line for fasteners, flashing, and railings compared to an inland-spec version of the same job. Cheap spec costs more within a decade. That said, the numbers below are complete projects, not hourly labor guesses.
| Project | Typical Aliso Viejo Range |
|---|---|
| Window Replacement | $4,500 – $15,000 |
| Impact Window Installation | $8,000 – $25,000 |
| Roof Replacement | $8,000 – $20,000 |
| Metal Roof Installation | $15,000 – $40,000 |
| Paver Patio Installation | $3,500 – $11,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Kitchen Remodel | $14,000 – $45,000 |
What moves the number? Hidden conditions behind original 1990s stucco, the coastal-spec hardware upcharge, your HOA-required material choices, and whether we’re doing one room or a sequenced whole-home pass. Call (855) 473-5620 for a free estimate and we’ll give you a written line-item quote with the coastal-spec costs broken out separately.
We Also Serve Cities Near Aliso Viejo
Our crews work throughout the coastal-influenced communities around Aliso Viejo, including Laguna Woods, San Joaquin Hills, Laguna Hills, and Irvine. If you’re in one of those cities and dealing with the same 1990s tract-home issues, call (855) 473-5620. We’ll bring the same coastal-material standards.
Serving Aliso Viejo, CA — Our Local Coverage Area
We’re based in the Aliso Viejo 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 General Contractor in Aliso Viejo
The materials line is higher because we specify stainless or hot-dip galvanized fasteners, marine-grade flashing, and window frames rated for salt-air corrosion resistance. An inland-spec job might save $1,000 – $3,000 on the front end, but those electro-zinc fasteners and standard flashing rust out within a decade under Aliso Viejo conditions. Pay the coastal spec once. Call (855) 473-5620 if you want us to walk through the exact difference on your project.
In most cases, you won’t know until the first big winter storm after a dry stretch. Water stains at window corners, bubbling paint near the stucco-to-deck junction, or soft sheathing behind the stucco are the only signs. We find rotted framing hidden behind flashings that looked intact from the exterior on a regular basis. A remodel opening is often the first time it’s visible. We photograph everything we find and get your written approval before we close the wall.
Yes. Aliso Viejo’s HOAs enforce their own design-review standards on top of city permitting, and many restrict exterior colors, window styles, and stucco textures. We build the HOA submission and permit timeline into the schedule from day one. If you skip it, the HOA or inspector can stop the project mid-stream, which means a failed inspection sign-off and a change order to fix unpermitted work.
Hot-dip galvanized steel posts, aluminum rails with marine-grade powder coat, and stainless fasteners. Vinyl and standard painted steel rust or fade faster here, especially on ridgelines where Santa Ana wind and coastal salt combine. Paver patios should use sealed joints, not open sand, to keep the joints from migrating during heavy winter rain. We stock these hardware lines for Aliso Viejo jobs specifically.
We write a contingency line for hidden conditions into the initial quote. On 1990s tract homes, expect rotted sheathing behind flashings, failed plumbing stops, and unpermitted work from a previous owner. Your draw schedule gets protected, and you see the photos before any added framing goes up. You’ll know exactly what changed and what it costs before the drywall closes. That’s how we keep Aliso Viejo renovations on track.
Call (855) 473-5620 to schedule your free estimate. We’ll walk the property, check the assemblies that actually fail in Aliso Viejo, and give you a written, line-item scope.
Written by Ruben Castillo, Owner at San Bernardino Contractors, serving Aliso Viejo and surrounding Orange County communities.