The short answer
A standard renovation of a 1,500-square-foot Boston house runs about $73,800 to $184,500, and a gut remodel $110,700 to $276,750. Who runs the job matters most: Massachusetts requires a registered Home Improvement Contractor for most occupied homes, and a licensed Construction Supervisor to pull permits.
What a remodel costs in Boston
These ranges start from national remodeling data and apply the Boston metro construction cost factor of 1.23 from the U.S. Army Corps of Engineers. They cover labor, materials and the general contractor's markup for a typical single-family home.
| Job | Boston (typical range) | US average |
|---|---|---|
| Cosmetic update, 1,500 sq ft home | $27,700–$73,800 | $22,500–$60,000 |
| Standard renovation, 1,500 sq ft home | $73,800–$184,500 | $60,000–$150,000 |
| Gut renovation, 1,500 sq ft home | $110,700–$276,750 | $90,000–$225,000 |
| Kitchen remodel, mid-range, 150 sq ft | $27,700–$46,150 | $22,500–$37,500 |
| Full bathroom remodel, mid-range | $11,050–$34,450 | $9,000–$28,000 |
| Bedroom or living room refresh | $1,850–$12,300 | $1,500–$10,000 |
| Basement or attic finish | $24,600–$92,250 | $20,000–$75,000 |
| Exterior update | $7,400–$24,600 | $6,000–$20,000 |
| Roof replacement, 2,000 sq ft, asphalt | $8,600–$17,200 | $7,000–$14,000 |
Estimates for 2026, including labor and standard parts. Boston prices use the metro's construction cost factor of 1.23 (US average = 1.00) from the U.S. Army Corps of Engineers Area Cost Factors. Your quote depends on access, materials and the condition of the home.
Boston bids often land at the top of these ranges. Triple-deckers and prewar houses hide knob-and-tube wiring, undersized joists and masonry foundations that only show up once the plaster is down. Tight lots in the older neighborhoods leave no room for a dumpster or a staging area, so labor hours climb.
Use the cost estimator for a figure based on your ZIP code and scope. National averages by room are in our home remodeling cost guide.
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Additions and conversions
| Project | What drives the price in Boston |
|---|---|
| Ground-floor addition | Foundation depth, frost walls and lot coverage limits |
| Second-story addition | Engineering for the walls and foundation below, plus roof rebuild |
| Basement finish | Bulkhead access, drainage and ceiling height |
| Attic conversion | Structural reinforcement and code-compliant stairs |
| Garage conversion | Zoning relief and parking replacement in most neighborhoods |
Going up costs more than going out because the existing structure has to carry new loads, so an engineer gets involved. Our guide to designing an addition covers design fees, and structural engineer coordination explains when stamped calculations are needed.
What the contractor's share pays for
A general contractor typically charges a markup on construction cost, or an hourly rate for small jobs. That fee covers scheduling the trades, buying materials, pulling permits, meeting inspectors, carrying insurance and fixing what goes wrong between trades. On a $150,000 remodel, the markup is a large line item, so ask each bidder to show it separately.
What a general contractor does, and when you need one
A general contractor runs a project that involves several trades. A Boston kitchen and bath remodel might need demolition, framing, plumbing, electrical, insulation, drywall, tile, cabinets and paint. The contractor hires and sequences those trades so the electrician is not waiting on the framer and the tile setter is not working over an uninspected drain.
Massachusetts splits the role into two credentials:
- Home Improvement Contractor (HIC) registration. Anyone who solicits, bids on or performs contracting work on an existing, owner-occupied home of one to four units must be registered. The registration costs $150 and renews every two years. A lapsed registration can block a contractor from pulling municipal permits.
- Construction Supervisor License (CSL). The state requires licensed supervision on certain construction projects. Somerville, for example, asks contractors for their CSL and, on owner-occupied 1 to 4 unit properties, their HIC registration.
The trades stay separate. Only a master or journeyman plumber licensed by the Board of State Examiners of Plumbers and Gas Fitters, with a local plumbing permit, can do plumbing work in your home. Only a master or journeyman electrician licensed by the Board of State Examiners of Electricians can do electrical work. Sheet metal work runs through its own board and business license.
Hire a general contractor for a whole-house remodel, an addition, a gut rehab or a multi-room project. Hire the trade directly for single-trade work, such as a plumber in Boston for a repipe or a flooring contractor for new floors.
Do you need a permit?
For almost any remodel in Boston, yes. The city says a building permit is required before beginning most construction, demolition, modification and repair work, and permits must meet the State Building Code, 780 CMR. The current edition is the tenth, based on the 2021 International Codes. It has been the only code in effect since the concurrency period ended June 30, 2025.
Boston Inspectional Services
Boston issues a Short Form Building permit for minor alterations at a $20 primary fee plus $10 per $1,000 of estimated cost. A Long Form Building permit for major alterations to a 1 to 3 family home costs $50 plus $10 per $1,000. Amendments cost $20 plus $10 per $1,000. Starting work without a permit, or undervaluing the job, doubles the fee.
Plumbing permits cost $20 plus $5 per fixture. Gas fitting costs $20 plus $5 per appliance, with furnaces at $50 each. Electrical work with a service change costs $20 plus $0.25 per amp; without a service change, $20 plus $1 per fixture, plug or outlet. Sheet metal costs $20 plus $25 for the first 200 square feet and $25 for each additional 200. You can follow your permit in the city's Permit Finder, and Inspectional Services answers questions at (617) 635-5300.
The other cities run their own departments
| City | Permit fee | Notes |
|---|---|---|
| Cambridge | $20 per $1,000, $50 minimum; $15 per $1,000 for three units or less | Tripled fee if work starts before the permit; $100 plan review |
| Somerville | $20 per $1,000 up to $100,000, $21 above, $50 minimum | Zoning plan review $250; building plan review $4 per $1,000 |
| Newton | $20 per $1,000, rounded up, $50 minimum | Every residential permit gets Fire Department review |
| Quincy | Online permits only | Free permit clinics Thursdays 2 to 4 p.m. at 55 Sea Street |
| Brookline | $20 per $1,000, $50 minimum | $50 per $1,000 penalty for work started without a permit |
Somerville requires a building permit for all interior and exterior work except painting, tiling and flooring. Interior gutting there needs a building permit, not a demolition permit. In Somerville, an owner-occupant of a 1 or 2 family home may pull the permit, but a 3-family or larger property needs a licensed contractor. Cambridge requires the permit posted at the job site.
Inspections and close-out
Expect rough inspections after framing, piping and wiring are in and before anything is covered. A final inspection comes when the work is done. Brookline charges $50 if you fail to call for a final inspection within ten working days of completion, and $50 per re-inspection. Newton charges $50 for a first re-inspection and $100 after that. A certificate of occupancy costs $50 per dwelling unit in Brookline and $100 for the first unit in Cambridge.
For help with the drawings, see our guide to permit drawings.
Energy code rules for a Boston remodel
Massachusetts has three levels of energy code: the Base Code, the Stretch Code and the Specialized Code. The Base Code is IECC 2021 with state amendments. The Stretch Code and Specialized Code sit in 225 CMR 22.00 for low-rise residential buildings, and your municipality decides which one applies.
More than 270 cities and towns have adopted the Stretch Code, including Boston, Cambridge, Newton and Quincy. More than 50 have adopted the Specialized Code, including Cambridge, Brookline, Somerville and Newton. Massachusetts sits in climate zone 5A, where the code asks for ceiling insulation at R-49 and fenestration at a maximum U-factor of 0.30.
What that means for a remodel:
- Additions under 1,000 square feet must comply with the envelope, duct and fenestration sections of the code.
- Larger additions in Stretch and Specialized towns need a HERS rating. In Newton, an addition over 1,000 square feet or over 100% of the home needs a projected HERS report at 65 for mixed-fuel or 70 for all-electric, and a confirmed rating before the certificate of occupancy.
- Somerville has followed the Specialized Code since July 1, 2023, with HERS 42 for mixed-fuel new homes and 45 for all-electric.
- Brookline has followed a Stretch Code since 2011 and its Fossil Fuel Free bylaw since February 20, 2024, which bars new combustion equipment in major renovations.
- Newton's Fossil Fuel-Free Ordinance requires additions and renovations over 1,000 square feet to be fully electric, with no gas cooking, from January 1, 2026.
The Specialized Code also requires a continuously operating balanced ventilation system in each dwelling unit, and at least one 50-amp circuit marked "EV READY" in one- and two-family homes. Our guide to energy compliance explains how the modeling works.
Older housing, structure and historic review
Boston's housing stock is old, so a remodel often turns into structural work. Masonry foundations, undersized joists and triple-decker framing all get looked at once the walls are open. Snow load matters here too, and any addition that changes the roof has to be engineered for it.
Historic review can add months. Newton's Historical Commission reviews demolition of buildings over 50 years old, including partial demolition of 50% of an elevation or roof, and its Historic District Commission reviews exterior changes in Auburndale, Chestnut Hill, Newton Upper Falls and Newtonville. Brookline's Preservation Commission reviews full demolition or removal of 25% or more of the exterior, with delays that can run up to 12 months. Check before you buy a house you plan to gut.
Contracts and payments under Massachusetts law
The HIC program is run by the Office of Consumer Affairs and Business Regulation. It registers contractors, handles consumer complaints, runs an arbitration program for disputes and pays eligible homeowners up to $25,000 from the Guaranty Fund for unpaid judgments against contractors. That protection applies only if you hired a registered contractor.
Before you sign:
- Confirm the HIC registration number on the contract matches the state record.
- Ask for the CSL number of the person supervising the job.
- Get the scope, the schedule and the payment milestones in writing.
- Collect lien waivers from subcontractors and suppliers as you pay.
- Put every change order in writing with a price before the work is done.
Our guide to paying a contractor walks through milestone schedules and lien waivers.
How to check a remodeling contractor before you hire
- Look up the HIC registration and the CSL on the state's eLIPSE license check, or call the Division of Occupational Licensure at 617-701-8600. You can search by license number, name, license type or business.
- Make sure the business name on the registration matches the contract.
- Confirm the contractor's insurance and workers' compensation coverage.
- Ask whether the company has complaints or arbitration cases on file with the HIC program.
- Ask for three local references from similar projects and call them.
- Check the specialty licenses too: plumbers and gas fitters through their board, electricians through the Board of State Examiners of Electricians.
Every contractor in the GOLDGCP network passes our six-step vetting: license verification, an insurance check, a background and business check, a portfolio review, client reference calls, and onboarding with a quality score.
Areas we cover
GOLDGCP matches homeowners with licensed remodeling contractors across the Boston metro, including:
- Boston, Cambridge and Somerville
- Newton, Quincy and Brookline
- The North Shore
- The South Shore
Enter your ZIP code to see local prices and contractors who serve your area.
How GOLDGCP works
- Describe your project online, by phone or on WhatsApp. You see prices for your ZIP code before anyone visits.
- We match you with up to 3 vetted, licensed pros. For projects that need drawings, our in-house architects can prepare the plans for your city's building department.
- You compare written bids and choose one.
- You pay in milestones, and you pay each one only after you approve that stage. You can follow the schedule, photos and payments in the client portal.
Frequently asked questions
How much does a general contractor charge in Boston?
Most charge a markup on construction cost, or an hourly rate for small jobs. A standard renovation of a 1,500-square-foot Boston house runs about $73,800 to $184,500 in total, including that markup. Ask each bidder to show the markup as a separate line.
Do I need a registered contractor for a remodel in Massachusetts?
Yes, if the job is on an existing, owner-occupied home of one to four units. The contractor must hold Home Improvement Contractor registration, which costs $150 and renews every two years. The person supervising construction also needs a Construction Supervisor License.
How much does a Boston building permit cost for a remodel?
A Long Form Building permit for major alterations to a 1 to 3 family home costs a $50 primary fee plus $10 per $1,000 of estimated cost. Plumbing, gas, electrical and sheet metal permits are charged separately. Starting work without a permit doubles the fee.
Which energy code applies to my Boston remodel?
It depends on the city. Boston, Cambridge, Newton and Quincy have adopted the Stretch Code. Cambridge, Brookline, Somerville and Newton have adopted the Specialized Code. Additions over 1,000 square feet in those towns usually need a HERS rating before the certificate of occupancy.
Can I pull my own permit for a remodel in Somerville?
If you own and live in a 1 or 2 family home, yes. A 3-family or larger property needs a licensed contractor to apply and obtain the permit. Electrical permits must come from a licensed electrician, and gas and plumbing permits from a licensed plumber.
Does my remodel need historic review in Brookline or Newton?
Possibly. Brookline's Preservation Commission reviews removal of 25% or more of the exterior, with delays up to 12 months. Newton's Historical Commission reviews demolition of buildings over 50 years old, including partial demolition of half an elevation or roof.
What happens if my contractor's HIC registration lapses mid-project?
A lapsed registration can block the contractor from pulling municipal permits, and it can affect your access to the Guaranty Fund. Check the registration before you sign and again before the final payment, and keep a copy of the state record with your contract.
How we calculate these prices
GOLDGCP starts from national price ranges for each job, taken from published 2026 cost guides and checked against local price guides where they exist. To get a local price, we multiply the national range by the construction cost factor for the metro from the U.S. Army Corps of Engineers Area Cost Factors (US average = 1.00). Where that table has no entry for a metro, we use the nearest listed location or the state value. For ZIP codes outside the 50 largest metros, the cost estimator uses the state's price level from the Bureau of Economic Analysis Regional Price Parities. Ranges include labor and standard materials but not unusual site conditions, so a written quote after an inspection is always the final price.
Sources
- occupationallicensingandpermitting.mass.gov
- City of Boston Inspectional Services Department - Building Division
- Inspectional Services Department, Cambridge, Massachusetts
- Town of Brookline, MA - Building Department
- Home Energy Efficiency Consultants LLC
- U.S. Army Corps of Engineers
- U.S. Bureau of Economic Analysis
About this guide
Written by the GOLDGCP editorial team. Prices come from national cost guides adjusted with official construction cost factors for Boston; rules and statistics come from the agencies and reports linked in the text. We update this page when prices or codes change.