Full Whole Home Gut Remodel Cost (Timonium, Maryland) 2025

Full Whole Home Gut Remodel Cost (Timonium, Maryland) 2025

Project Scope & Assumptions

Scope of Work: A complete gut renovation of a large 9,000 square-foot single-family home, including substantial layout changes and structural modifications, installation of all new mechanical systems (HVAC, electrical, plumbing), new roof, new windows, updated exterior doors and interior doors, and fully updated interior finishes (kitchen, all bathrooms, flooring, trim, paint, etc.). Essentially, everything inside and outside (finishes and systems) is being replaced or upgraded.

Existing Condition: The home is dated and partially neglected, so the project involves bringing it up to modern standards.

Quality Level: The renovation will be done by a design-build firm with high-quality workmanship and custom details. The finish level is mid-range to high-end (meaning good quality custom finishes and fixtures, but not ultra-luxury or exotic materials).

Exclusions: No expansion of the building footprint (no new square footage added) and no major site work – landscaping, hardscaping, or outbuildings are excluded from these costs. The focus is on the house itself.

Design-Build Approach: A single firm will handle both design and construction, which typically streamlines the process. The cost estimates will reflect a turnkey design-build project including design, project management, and construction.

Total Project Cost Range (Per Square Foot & Total)

Remodeling a home of this size and scope is a major project on par with constructing a new custom home. Costs are usually discussed per square foot to account for the large size:

Cost Per Square Foot: A full gut renovation typically ranges roughly $100 to $200 per square foot for labor and materials. Given the high-quality design-build scenario and extensive scope here, you should expect to be at the upper end of that range (if not slightly above). Mid-range whole-house renovations average around $60–$150 per sq ft nationally, but a high-quality custom project can approach or exceed $200/sqft in many cases. (In ultra-expensive markets like NYC, gut remodels with custom finishes can even run $200–$300+ per sq ft, but costs in Timonium should be lower.)

Total Cost (9000 sq ft): At roughly $150–$200+ per sq ft, a 9,000 sq ft gut remodel comes out to approximately $1.35 million to $1.8 million as a ballpark range. It’s prudent to budget on the higher side for a home this large; complex projects could reach into the $2+ million range if high-end options or unforeseen issues drive costs up. For context, sources like Angi/HomeAdvisor note that a “high-end” whole-home reno can easily run into six figures and even $183k+ for smaller homes, so a house of 9,000 sq ft naturally scales into the millions.

New vs. Remodel Cost: Generally, gut-renovating an existing structure is a bit cheaper than building new on the same scale, but not by much. The high end of renovation costs (per square foot) can approach new construction costs. For example, building a new custom home might cost on the order of ~$200/sf or more in this quality tier, so a gut remodel at ~$150–$200/sf is in a similar realm. The advantage is you avoid costs for foundation and framing a new shell, but you incur demolition and integration costs in a reno.

Contingency: Large renovations should include a contingency reserve (often 10–20% of the project cost) for unexpected issues (e.g. hidden structural repairs, mold/asbestos remediation, etc.). It’s not uncommon to discover unforeseen problems once walls are opened up, so a $1.5M project might have ~$150k or more set aside as contingency in the budget. Ideally, aim to have this on hand in addition to the ranges above (or ensure the high end of the range covers some contingency).

Summary of Estimated Costs:

Cost per square foot:  ~$150 – $225+ per sq ft for full gut remodel (high-quality custom, mid-range finishes)

Total project cost (9,000 sf) : ~$1.35 million – $1.8 million (could reach ~$2M with premium options or contingencies)

Contingency Allowance: Recommend ~10-15% extra (not included above) for unforeseen issues

Typical Design-Build Fee Structure:

Design-build firms structure their fees to cover design services, project management, and contractor overhead/profit. Here’s what to expect:

Design & Planning Fees: Unlike hiring a separate architect (who might charge ~15–20% of construction costs for a remodel ), a design-build firm often bundles design into the project. Initial design fees may be charged as a flat fee or as a smaller percentage (commonly in the 5%–10% range of the project cost) as a design retainer or pre-construction service. Some firms will credit the design fee back if you proceed with construction through them. In practice, design-build companies often treat design as a cost center rather than a profit center, aiming just to cover the designers’ time. For example, one builder notes their in-house design costs run around 2–4% of the project cost, which is far less than independent architectural rates. Bottom line: expect to pay for a professional design phase (plans, renderings, selections) either via a fixed fee or rolled into the contract – perhaps on the order of tens of thousands of dollars for a project this size.

Construction Management / General Conditions: These are the costs for the contractor’s project management, site supervision, scheduling, insurance, permits, etc. High-end firms will have a dedicated project manager and site supervisor for a job of this magnitude. Typically, general conditions (on-site facilities, supervision, insurance, etc.) are either charged at cost plus markup or included in the contractor’s overhead. It’s common that such costs are built into the contractor’s overall markup, but sometimes they’ll be a separate line item. For budgeting, general conditions might be on the order of 5-10% of project cost, especially for a lengthy project (this covers the manager’s salary, trailer, utilities on site, etc. during construction).

Contractor Overhead & Profit (Markup): The design-build firm will add a markup on all construction costs to cover their business overhead and profit. A combined markup of around 20-30% on top of the raw costs is typical for a large custom project. In industry terms, many contractors target roughly 10% for overhead and 15% for profit on a job this size, though the exact numbers vary. Smaller firms or complex projects might need a higher margin (20%+ profit), but top tier firms in competitive markets often keep profit margins around 10% and cover overhead in another ~10%. For example, a reputable builder might present a cost-plus contract as “cost + 20% fee” or similar. Some firms instead offer a fixed price with escalation – in that case, the fee is typically higher around ~25-30% and is baked into that fixed contract sum. Note: On very large projects, the percentage might be a bit lower (since the base cost is so high), but with high service levels you can still expect total markup in the 20–30% range to ensure the firm stays profitable .

Fee Transparency: Design-builders will typically spell out their fee structure in the contract. It could be a lump sum for the whole job (with implicit margins), or a cost-plus arrangement where you pay actual costs plus an agreed contractor’s fee/markup. Either way, be prepared for the firm to earn on the order of a few hundred thousand dollars (which is within reason given the scale – a 25% markup on $1.5M is $375k). This covers the company’s overhead (office staff, insurance, etc.) and profit. For the homeowner, what matters is the bottom-line cost; just recognize that roughly 1/5 of that goes to the builder’s running the business and profit, which is standard. In fact, a 25% gross profit is pretty typical for custom home projects, ensuring the firm can deliver quality and stay in business.

Payment Structure: Often, you’ll pay an initial design deposit or retainer. During construction, payments are typically in the form of progress payments or draws against the contract, often monthly or at key milestones, so the fee is earned over the project duration. A high-end design-build firm will also carry appropriate insurance and may include things like a warranty or follow-up service, which is another reason they charge a healthy markup.

Cost Breakdown by Major Categories

Breaking down a ~$1.5 million whole-house remodel into major cost categories helps illustrate where the money goes. Below is an approximate breakdown of major components for a gut rehab of this scale (actual percentages can vary, but these give a sense):

Demolition & Site Prep (Initial Gutting): Estimated ~5% of project cost. This covers stripping the house down to the studs: tearing out old finishes, fixtures, removing debris, dumpster fees, etc. At $2–$8 per sq ft for interior demolition , the demo for 9,000 sq ft could be on the order of $50k (tens of thousands). This step is relatively small compared to rebuilding costs, but it’s necessary. (If hazardous materials like asbestos or lead are present, abatement can add to this cost.)

Structural Changes: Estimated ~5–10%. This includes any reconfiguration of the floor plan – removing or adding walls, inserting beams or columns to support changed loads, and any foundation or framing reinforcements needed. If you’re making substantial layout changes, structural engineering and carpentry to modify the frame could easily be six figures (perhaps $75k–$150k range). If the home’s basic structure is sound and changes are limited to a few walls, this might be on the lower end. But for significant floor plan re-work (e.g. creating open concept areas, moving staircases), it can climb toward 10% of the budget. (Engaging a structural engineer, which typically runs a few thousand dollars, is part of this process for permit sign-off on altered load-bearing elements.)

Mechanical Systems (MEP – HVAC, Plumbing, Electrical): Estimated ~15–20%. Completely replacing all HVAC, electrical, and plumbing in a large home is a major cost driver. These mechanical/electrical/plumbing systems often account for roughly 15–25% of a construction budget. For 9,000 sq ft, think of multiple HVAC units/zones, possibly upgrading to high-efficiency systems – this could be on the order of $200k–$300k in total. Electrical work will involve a new main service/panel, full rewire (thousands of linear feet of wiring), lots of new lighting fixtures, etc. Plumbing means new water lines, perhaps a new water main, all new drains, plus installation of all new fixtures. In a high-quality job, you might have expensive fixtures or smart home wiring which push costs up. In summary, the MEP category is easily a few hundred thousand dollars but yields all-new core systems (and is typically worth it in an older neglected home).

Exterior Envelope (Roof, Windows, Doors, Siding): Estimated ~10–15%. Upgrading the exterior finishes of the house – including putting on a new roof, replacing all windows (and possibly exterior doors or garage doors), and any facade repairs or repainting – is a significant chunk. Exterior components in new construction often run ~10% of costs, and for a remodel of an older home this can be similar or a bit higher if the home is large. For example, a new architectural shingle roof on a sprawling 9,000 sf house could be $40–$60k (more if using high-end materials), high-quality windows might cost several hundred dollars to a couple thousand each (so if you have say 40–50 windows, that could be $50k–$100k just in windows and installation), and exterior doors/garage doors another ~$10–$20k. All told, you might allocate around $150k (±) for exterior upgrades in the budget. This ensures the house is weather-tight and energy-efficient with new windows and roof. (Siding or masonry cleaning/painting would also fall here if needed – e.g. painting the whole exterior, which can be $10k+, or replacing siding if it’s in poor shape.)

Interior Finishes & Fixtures: Estimated ~40–50% (largest category). This is typically the biggest portion of the budget, encompassing everything that makes the interior look and feel new. It includes: drywall and painting all walls and ceilings, flooring (hardwood, tile, carpet as chosen), all new trim and millwork (baseboards, crown, etc.), new interior doors and hardware, kitchen cabinetry and countertops, bathroom vanities and tile, plumbing fixtures (sinks, faucets, toilets, shower enclosures, etc.), light fixtures, and appliances. In a high-quality custom renovation, these interior finish costs add up to a substantial share – often well over half the visible budget. Industry breakdowns show interior finishes alone (excluding mechanicals) around 20–30% in new builds, but if you include the big-ticket fixtures and fittings (kitchen, bath, etc.), the finishes+fixtures+MEP combined can be ~70–80% of the total. For our purposes, consider that just the kitchen and bathrooms are major subcomponents:

A large custom kitchen in a home this size can easily cost $100k or more by itself (high-end appliances, custom cabinets, stone counters, etc.) – the average range for a kitchen remodel can be wide (e.g. $90k up to $150k+), and this project would be on the higher end due to size and quality.

Each bathroom can cost tens of thousands; a figure around $30k–$50k per bathroom for a high-quality remodel is reasonable (the National Assoc. of Realtors puts an average around $35k for a new bathroom addition, and primary baths can be more). If you have, say, 5-6 bathrooms to redo, that could be $150k–$200k total just in bathrooms.

Flooring for 9,000 sq ft (perhaps hardwood throughout main areas, tile in baths) could alone be on the order of $100k (for material and labor) depending on choices.

Painting and drywall for the entire house interior, new trim carpentry, etc., also adds a significant amount.

Adding all these up, it’s not hard to see interior finishes reaching $600k+. For budgeting, assuming roughly 40-50% of the total goes into interior finishes/fixtures is reasonable. This means perhaps $600k–$900k of the budget covers all the visible touches and amenities inside the home. This category is also where there is flexibility: mid-range finishes vs. ultra-luxe finishes can swing the costs significantly. (The scenario here is mid-range/high-quality, so not the cheapest finishes but also avoiding extreme luxury like imported stone floors or $20k appliances, etc.)

Permits and Soft Costs: Estimated ~1–3%. Permit costs in Baltimore County will be a few thousand dollars typically. Building permit fees might run in the low thousands (e.g. $1k–$3k) for a project of this magnitude, plus costs for inspections, any required utility hookups, etc. Homelight notes typical building permits can range ~$400 to $1,800 in many areas , but a full remodel of this scale may involve multiple permits (building, electrical, plumbing, mechanical) and could be a bit more. This is a small fraction of the budget but must be accounted for. Also, any architectural/engineering fees (if the design-build firm brings in structural engineers or if any surveys are needed) would fall here, but in a design-build contract those might be rolled into the overall price.

Miscellaneous: There are always some misc. costs – e.g. dumpsters, insurance, cleaning, project management – but these are generally covered in the above percentages (either in demo or in contractor overhead). High-end projects might also include warranty reserves or punch list completion funds, but that’s usually not a separate cost line to the owner.

Important: These percentages are approximate. Every project is unique. For instance, if the house required absolutely no structural changes, that ~5% might instead get allocated to more high-end finishes or contingencies. Or if the mechanical systems were relatively simple, that portion might be a bit less and you might spend more on custom cabinetry or specialty items. But as a rule of thumb, finishes/fixtures tend to dominate the budget in a renovation (since the “bones” are already there), while mechanicals and exteriors ensure the home’s functionality and longevity.

Regional Market Factors (Timonium, Maryland)

Timonium, MD (located in Baltimore County) has its own market nuances that can affect remodeling costs:

Labor and Material Costs: The Baltimore metro area generally has moderate-to-high construction costs – not as high as the priciest markets like New York or San Francisco, but higher than the national average compared to many areas. One analysis of remodeling costs found Baltimore on the higher end, with an average multi-room remodel cost of about $66k in Baltimore vs ~$55k in some cheaper cities. This reflects slightly higher labor rates and the fact that many homes are older (requiring more work). Maryland has a relatively high cost of living and skilled trades (electricians, plumbers, etc.) command solid wages. However, it’s still cheaper than places like DC or Northern Virginia to the south. In short, regional pricing in Timonium is in line with or a bit above U.S. averages for construction – you’ll pay for quality, but you’re not facing a severe “big city premium” like NYC or LA.

Older Housing Stock: Homes in the Baltimore area tend to be older (the median age of a house in the city is very high at ~94 years ). If the Timonium home is older construction, it could have issues like outdated wiring (knob-and-tube or undersized service), old plumbing (galvanized pipes), lack of insulation, etc., all of which this project addresses. The need to correct old-house issues is already factored into the scope (full mechanical replacement, etc.), which is why the project is comprehensive. The local familiarity with older home renovation is a plus – many contractors in the area are experienced in rehabbing aging structures (common in Baltimore’s historic homes).

Permitting and Codes: Baltimore County (which includes Timonium) will have specific building code requirements. Maryland follows the International Residential Code (IRC) with state and local amendments. There may be energy efficiency requirements (insulating to certain standards, using efficient HVAC, etc.) which your project is already geared toward with all-new systems. Obtaining permits in Baltimore County is a standard procedure; timelines are moderate. Permit fees, as noted, will be a few thousand dollars at most – not a big cost factor, but necessary. Inspections by county officials will ensure the work meets code.

Climate Considerations: Timonium’s climate (four-season, cold winters, hot/humid summers) means your remodel must ensure good HVAC performance, insulation, and window quality. The scope already includes new windows and HVAC, which will improve energy efficiency. While this doesn’t drastically change cost vs. somewhere else, it does mean you likely invest in e.g. a high-efficiency furnace/AC and good insulation, which is typical for Maryland and already accounted for in the “mechanicals” budget.

Market Demand and Contractor Availability: The Baltimore suburbs (including Timonium and neighboring communities) have a number of high-end builders and design-build firms. Demand for large luxury renovations can affect pricing. In a hot market or busy season, top firms may charge a premium. As of mid-2025, material costs have fluctuated but stabilized somewhat from the spikes seen in 2021–2022; however, supply chain issues for certain items (windows, specialty appliances, etc.) can still lead to longer lead times or slightly higher prices. Baltimore’s proximity to supply hubs is good (no extreme freight costs), but one should still plan early for ordering materials.

Resale Value Consideration: While not directly a cost factor, it’s worth noting that investing in a high-quality remodel in Timonium could significantly boost the home’s value. The Cost vs. Value reports for the Middle Atlantic region often show strong recoup rates for upscale projects. In an upscale suburb, spending ~$1-2M to transform a dated 9,000 sf house can be justified if the home’s post-renovation value climbs (many large homes in good Maryland suburbs can fetch multi-million dollar prices once updated). This doesn’t reduce upfront cost, but it’s a regional factor in the sense that the market supports this level of investment.

Conclusion & Key Takeaways

Remodeling a 9,000 sq ft home in Timonium, MD with a full gut and high-quality finishes is a major undertaking, likely on the order of $1.5 million (plus or minus). That works out to roughly $150–$200 per square foot for a comprehensive renovation. Working with a design-build firm, you can expect a professional fee structure with design services upfront (perhaps ~5–10% of the cost) and contractor overhead/profit around 20–30% built into the project. The budget will be allocated across demolition, structural changes, all-new mechanical systems, exterior upgrades, and extensive interior finishes – with interior kitchens/baths and finishes taking the largest share (often nearly half the cost when all is said and done). Always include a healthy contingency for surprises in a full-gut job. Regionally, Baltimore County’s costs are relatively in line with these estimates, without extreme premium or discount – you’ll benefit from a competitive contracting market but also face the realities of doing a complex project in 2025 (elevated material costs and solid labor rates).

In summary, plan for a total cost in the mid-six to low-seven figures for a turnkey transformation of this magnitude. By understanding the typical cost per foot, fee structure, and breakdown, you can approach design-build firms with realistic expectations and ensure the quoted prices align with industry norms for a project of this scale and quality in Timonium, MD.