WA L&I Reg # OSIRIPS763K8 · Licensed, bonded and insured for $1,000,000 · Serving Snohomish and north King County
Osiris Property Services · Mountlake Terrace, WA
Bathroom Remodeling in Snohomish County
Full gut remodels, tub-to-shower conversions, curbless and walk-in showers, and pre-sale updates on houses about to be listed. Everett, Lynnwood, Edmonds, Mill Creek, Bothell and the rest of Snohomish County.
Most of what goes wrong in a bathroom is behind the wall, and nobody knows what is back there until demo. So you get a fixed price and a written scope before demo starts, and if we open a wall and find damage you get a number in writing before anyone touches it. We do not quote bathrooms over the phone. We look at the room first.
Licensed WA general contractor
Six years on the L&I record with no violations, no claims against the bond, and no tax debts.
WA L&I Reg # OSIRIPS763K8
Check us yourself at secure.lni.wa.gov/verify before you call any contractor.
$1,000,000 liability insurance
Covers your property and anyone on it while we are working. Ask any bidder for their certificate.
About 20 years in the trades
Osiris has been doing this work since his early twenties. Osiris Property Services has been a licensed Washington general contractor since 2024.
5.0 from 6 Google reviews
Every one of them is five stars. The count is small because most of our work arrives by referral rather than by search.
Proof
What we have actually built
5.0 from 6 Google reviews
Rated 5 out of 5
Six reviews, all five stars. That is a small number and we are not dressing it up. Most of our work comes from realtor referrals, an interior designer we work with, and clients we have already built for. We completed 21 jobs between June 2025 and February 2026.
- Stanwood - a full kitchen plus a master bath and a guest bath in the same house. Multi-week, multiple trades, one schedule.
- Monroe - three bathrooms and the framing that went with them.
- Our last three full bathroom remodels came to roughly $106,000 combined. That is our own completed work, not a market average.
- Every job is run by the owner. The person who walks your bathroom is the person on site the morning demo starts.
Pricing
How much does a bathroom remodel cost in Snohomish County?
Most contractors will not put a number on a page. Here are ours, by scope, with the construction time next to each one.
The biggest thing that moves the price is not the size of the room or the finish level. It is whether anything moves. If the toilet, the tub and the vanity stay where they are, it is a different job than one where they do not. Washington sales tax is added on top at your job-site city rate.
Powder room or half bath
$12,000 - $18,000
2 to 3 weeks
No shower and no tub, so nothing has to be waterproofed. Nothing moves.
- Toilet, vanity and faucet
- New floor and baseboard
- Lighting, mirror and paint
- Same layout throughout
Guest or hall bath, same layout
$22,000 - $32,000
3 to 4 weeks
Out to the studs and back, with the plumbing staying where it is.
- Demo to studs and subfloor
- New tub or shower, waterproofed and inspected
- Floor and wall tile
- Vanity, toilet, fixtures, fan and paint
Full remodel, things move
$32,000 - $52,000
4 to 6 weeks
A fixture or a wall moves. The tub comes out and a shower goes in, or the vanity changes position.
- Tub-to-shower conversion
- Drain and supply relocation
- Curbless pan, custom tile, glass
- Plumbing and electrical permits
Primary bath, reconfigured
$52,000 - $85,000
6 to 9 weeks
A new floor plan. Walls come out and the space comes from a closet or the room next door.
- Plan drawings and permits
- Framing and subfloor trenching
- Double vanity, freestanding tub, custom glass
- Heated floor, new lighting and venting
What those numbers include, and where they stop.
Every range above assumes our labor and project management, licensed plumbing and electrical subcontractors, permits and inspections, waterproofing behind the tile, demolition and disposal, and paint and cleanup at the end. Tile, vanity, fixtures and glass are carried as a written allowance, so you can spend up or down without re-pricing the whole job.
They stop at sales tax, at a sewer or septic repair, and at structural or water damage nobody can see until the wall is open. Those get priced when they are known, in writing, before the work happens.
Our smallest bathroom project runs around $12,000. Below that we are the wrong call, and we will tell you so on the phone rather than after a walkthrough.
Scope
What a bathroom remodel with us includes
A full remodel covers the whole room, not a piece of it. Here is the list. Hold every other bid you get to the same one.
- Demo and haul-off, including protecting the rest of the house
- Framing changes when the layout moves - walls, blocking, niches, curbs
- Plumbing and electrical rough-in by licensed subs, with the permits pulled
- Waterproofing behind the tile, inspected before anything gets covered
- Tile - floor, walls, shower pan, niches, curbs
- Vanity, toilet, tub or shower, faucets, trim, mirrors, lighting
- An exhaust fan ducted outdoors and sized to code - 50 cfm intermittent or 20 cfm continuous, never into the attic (WAC 51-51-1505)
- Paint, final punch list, and a clean room when we leave
We are a general contractor, not a product company. We self-perform demo, framing, paint and cleanup, and we bring in a plumber, an electrician and a tile setter as subcontractors on a schedule we manage. You get one number to call. And because we are not selling a product, we can move the wall instead of working around it.
Process
Our bathroom remodeling process
Five steps. Two of them are the ones nobody outside Washington will tell you about.
STEP 01
You call or text
A short conversation about the room, the house, and what you want changed.
STEP 02
We walk the bathroom
In person. We look at the layout, the plumbing wall, the floor, the venting, and the age of the house.
STEP 03
You get a written estimate
Scope spelled out, exclusions stated, a fixed price on everything that can be priced, and a stated range on anything that genuinely cannot be known until the wall is open.
STEP 04
Permits and the asbestos survey
Any work on water supply or drainage needs a plumbing permit. Homes built on or before 1980 need a good-faith asbestos survey before demolition under WAC 296-62-07721.
STEP 05
We build it
Trades scheduled, the wall stays open until the rough-in inspection passes, one point of contact the whole way, and a punch walk with you before the final payment.
The honest part
What happens when we open the wall
Every bathroom remodel has a morning where the guessing stops. The tile comes off, the drywall comes down, and everybody finally sees what the house has been doing for thirty or forty years.
Until that morning, nobody knows. Not you. Not me. Not the guy who gave you a firm number over the phone in four minutes.
So when a contractor hands you a single firm price before anything is open, one of two things is happening. He padded it to cover the worst case, and if the worst case does not happen he keeps the difference. Or he did not pad it, and the change order arrives when you have the least leverage – the room is gutted, you have no shower, and the man holding your schedule is asking for more money.
There is a third option, and it is the one we use.
- Everything we can price, we price fixed. Protection, demo, framing, drywall, paint, cleanup, the trip count. Those do not move.
- The unknown gets published as a low end and a high end. Not a single number with the risk buried in a footnote.
- The wall comes open first, and that work is already inside the fixed portion. You are not paying extra to find out.
- Then you get a firm number before you commit to the expensive part. You decide on real information instead of a guess.
A single number that changes after demo is not more certain than a range. It is a range that has not told you yet.
Service area
Where we work
Out of Mountlake Terrace, across Snohomish County and north King County. Sales tax, permit fees and inspection schedules all change depending on which side of a city line your house sits on, so each city gets its own page.
Questions
Frequently asked questions
The questions homeowners actually ask us. Where the honest answer is that it depends, we say what it depends on.
What does a bathroom remodel cost around here?
It depends on the size of the room, whether the layout moves, and what we find when the wall opens. Our own last three full bathroom remodels came to roughly $106,000 combined, and that is our completed work rather than a market average. The four ranges published above are where most of our bathrooms land. We will not guess at yours before seeing the room.
How long does a bathroom remodel take?
For a full gut of a single bathroom, plan on a few weeks from demo to punch list, not a few days. The schedule is driven less by hours of work than by sequence: demo, then plumbing and electrical rough-in, then inspection, then waterproofing, then tile, then drywall and paint, then fixtures and trim. Several of those steps have to cure or dry or pass an inspection before the next one can start. Multiple bathrooms in the same house usually take less than double the time, because the trades stack.
Do I need a permit for a bathroom remodel?
Usually yes. Snohomish County states it plainly: any work performed on the water supply or drainage systems requires a permit, and electrical changes are permitted separately. A purely cosmetic refresh, meaning paint, a mirror, a vanity swap with no plumbing change, often is not. Every city here runs its own department with its own thresholds and fees, so we tell you at the estimate which permits your scope needs and what they cost.
What happens if you open the wall and find damage?
You hear about it the day we find it, in writing, with what it means for cost and schedule, not at the end of the job. Opening the wall is already inside the fixed part of your price, so you are not paying extra to find out. Once we can see it, you get a firm number before you commit to the repair.
Do you use subcontractors, and are they licensed?
Yes, and yes. We self-perform demo, framing, paint and cleanup, and we bring in a licensed plumber, a licensed electrician and a tile setter as subcontractors on a schedule we manage. Everyone who works in your house is registered and carries their own insurance, and you can check any of them at secure.lni.wa.gov/verify. You get one number to call and one person answerable for the whole room.
When can you start?
Typically a couple of weeks out. If you are working against a closing date or a listing deadline, say so, and we will tell you honestly whether we can make it work rather than agreeing and then falling behind. Two things gate the start beyond our calendar: permit issuance, which belongs to the jurisdiction, and your selections. Call or text 425-280-1880 and we will set a time to walk the room.
Tell us what is wrong with the room
You talk to the owner. Not a salesman, not a call center – the person who prices your bathroom is the one running it.
Call or text 425-280-1880, or email osiris@osirispropertyservices.com.
What you get: a walkthrough at the house, a written scope, a fixed price on everything that can be priced, and a stated low and high on anything that cannot be known until the wall is open.
We do not quote bathrooms over the phone. We look at the room first, and so should anyone who intends to hand you a number you can rely on.
Osiris Property Services · Mountlake Terrace, WA · Licensed Washington general contractor · WA L&I Reg # OSIRIPS763K8 · $30,000 surety bond · $1,000,000 liability insurance · Verify us at secure.lni.wa.gov/verify