In Short Hills, scale is part of the story. Large colonials sit on deep lots, estate homes have wings that were built for a different era's household, and the finish expectations are high from the first conversation. When owners here say "apartment," they might mean a guest suite over the garage, an in-law apartment with its own entrance, a pool-house residence, a condo near the train station, or a floor of a larger property that they want to rebuild to hotel standard.
This page is for those owners. It explains how a high-end renovation works in Short Hills: what makes it different from a standard remodel, where permits and drawings set the calendar, how to choose between a free estimate and a paid design phase, and how to write a contract that handles allowances without surprises. For readers comparing markets, Maplewood and Montclair share some housing traits, but Short Hills projects tend to be larger and more finish-driven.
The phrase covers several property types. Identify yours before planning.
Each type has different permit implications. A guest suite with a bath is usually a straightforward alteration. A suite with a full kitchen and separate entrance can raise zoning and code questions, because it may be treated as a separate dwelling unit. Ask Millburn Township before drawings begin, not after.
A second distinction is whether the space is occupied. A vacant suite lets crews work freely. A suite in an occupied home requires dust barriers, protected pathways, and a schedule that respects the household. We plan for both and price accordingly.
At this level, details matter more than square footage. Common elements include:
Natural stone, large-format porcelain slabs, mosaic niches and heated floors are common. Standard porcelain floors run roughly $20 to $45 per square foot installed and bathroom walls and showers $30 to $80, but natural stone, large-format panels and mosaics cost more, and waterproofing membranes add about $3 to $10 per square foot. See kitchen and bath remodels in Short Hills.
Wide-plank engineered or solid hardwood typically runs $12 to $28 per square foot, with refinishing at $4 to $10 and subfloor preparation at $2 to $8. Custom stains, herringbone patterns and inlays add labor. More on premium flooring in Short Hills.
Gallery-level walls require skim coating (roughly $2 to $5 per square foot extra), multiple coats and careful lighting review. Cabinet painting for a kitchen typically runs $3,500 to $9,000. See interior painting in Short Hills.
Paneled walls, coffered ceilings, built-in libraries, custom closets and architectural trim are signature elements of high-end suites. They also drive lead times, since custom millwork may take many weeks.
Radiant heat, zoned HVAC, upgraded electrical service, smart-home wiring and enhanced insulation are typical. They require coordination between design, trades and inspectors.
High-end or structural work typically ranges from $500 to $1,000 per square foot, while a mid-to-high-end full renovation typically ranges from $250 to $500 or more. These are 2026 planning ranges; finishes, access, hazmat and scope move them, and a written itemized quote governs. The 2026 cost guide explains the drivers.
On estate-scale projects, construction is often the most predictable phase. Approvals and drawings are not. Plan for the following.
Our guide on how long a building permit takes in NYC describes the same dynamic across the river: simple filings move in weeks, complex ones in months, and complete applications are faster than corrected ones. New Jersey's process is different, but the lesson transfers. Submit complete drawings, respond promptly to comments and avoid scope changes after filing.
On a high-finish project, the margin for error shrinks. A chipped stone slab cannot be reordered next week. A millwork package built to the wrong dimension is a six-figure lesson. A shower that leaks behind natural stone will force you to demolish the very finish you paid the most for.
A licensed, insured design-and-build team controls those risks because the people who draw the plan also manage the build. Measurements are verified on site before fabrication. Substrates are checked before stone is set. Waterproofing is tested before tile covers it. Electricians, plumbers and carpenters work from one set of drawings rather than three interpretations.
We also bring the compliance layer. Tile and stone cutting generates respirable silica, regulated by OSHA, and we follow wet-cutting and dust-capture practice as the OSHA silica guidance describes. In older homes, we test for lead and asbestos before demolition rather than after discovery, and we never promise "no asbestos" before testing confirms it.
New Jersey requires home improvement contractors to be registered, and N.Y. Renovation Services is licensed and insured. Here is what you can expect from us:
If you have a proposal in hand and want an independent read on its allowances and exclusions, send it to us for review.
For large or complex projects, owners often wonder whether to accept a free estimate or pay for a design phase. Our article on free versus paid estimates covers the topic broadly. Here is the Short Hills version.
| Option | Best for | What you get | What to ask |
|---|---|---|---|
| Free estimate | Defined scopes, refreshes, single-room work | Site visit, measurements, written proposal | What is excluded, how long the price is valid |
| Paid design phase | Layout changes, structural work, multi-room suites | Drawings, finish schedule, engineering coordination, bid-ready package | Is the fee credited, who owns the drawings |
| Hybrid | Mid-size projects | Free initial estimate, then paid drawings if you proceed | Whether the first number is a range or fixed |
On estate-scale work, a paid design phase often saves money because every bidder prices the same drawings. Without drawings, bids reflect each contractor's assumptions, and the differences are hard to compare. If you do not intend to hire us after the design phase, you should still own the drawings; ask for that in writing.
We offer free estimates for most projects and can discuss a design phase when the scope calls for it.
High-end projects live and die on allowances. An allowance is a placeholder amount for materials not yet selected, such as tile, plumbing fixtures or lighting. If your selections exceed the allowance, you pay the difference. Our guide to contract red flags lists patterns to avoid; allowances deserve their own checklist.
Also watch for payment terms. A reasonable schedule ties payments to completed milestones, such as demolition, rough-in approval, waterproofing, tile and substantial completion.
| Stage | Typical duration |
|---|---|
| Design, drawings and selections | 4 to 10 weeks |
| Permits and approvals | 3 to 12+ weeks |
| Long-lead ordering (overlapping) | 6 to 16 weeks |
| Demolition and rough-in | 3 to 6 weeks |
| Stone, tile and flooring | 4 to 10 weeks |
| Millwork, paint and finishing | 4 to 8 weeks |
| Punch list and inspections | 2 to 4 weeks |
A full gut commonly takes four to nine months including approvals, and high-end suites with custom elements can extend beyond that. A single bathroom typically takes three to six weeks, a kitchen six to twelve, and interior painting two to seven working days for one-to-three-bedroom units. Hardwood installation takes three to seven days plus finish cure. Weekly progress meetings and a shared schedule keep expectations aligned.
We deliver estate-scale work with the same discipline we apply to every project: one team, one contract, one schedule.
The process begins with a free on-site estimate. We walk the space, review existing conditions and ask how the suite will be used: who stays there, how often, and what level of finish they expect. Then we prepare a proposal itemized by trade, with allowances, exclusions and milestone payments laid out plainly. If your project calls for drawings, we discuss a design phase and explain what it includes.
During construction we protect the rest of the house with dust barriers, floor protection and clear pathways. We sequence noisy and dusty phases around your household's routines where we can, and we communicate each week about what is complete, what is next and what decisions are due.
Our trades are licensed, and our pricing is transparent. When something unexpected emerges, we write it up and wait for your approval before proceeding. At closeout we walk the space with you, complete a punch list and clean thoroughly. We also donate 5 percent of the total project cost to a nonprofit you choose.
For whole-unit work in condominiums, see the Short Hills condo gut renovation page, and for historic or older properties see historic renovation in Short Hills.
We serve Short Hills (Essex County, NJ) ZIP 07078, part of Millburn Township.
Short Hills is defined by large colonials and estates on generous lots, quiet streets and a strong sense of community standards. Properties here frequently include multiple wings, finished lower levels and detached structures such as carriage houses and pool houses. That makes renovation planning as much about coordination as construction: protecting finished rooms, routing deliveries along long driveways and scheduling around household life.
Because the township enforces its own permit and zoning procedures, we confirm what applies to your address before design. Neighbors expect tidy sites, so we manage parking, dumpster placement and delivery timing carefully. For comparison across the region, see the pages for Jersey City, Hoboken and Weehawken, where the housing is vertical rather than sprawling, and our New Jersey renovation overview for the broader service area.
If an answer is vague, ask for it in writing. A contractor who can describe their process precisely usually delivers it precisely as well.
Here is how to start.
We are open Monday through Saturday, 8:00 AM to 5:00 PM. The estimate is free and carries no obligation. If you want to begin with a smaller step, we also provide standalone flooring and interior painting, and the permit basics page answers general questions.