Is Beaumont-Wilshire a historic district?

No. Beaumont-Wilshire is not on Portland's list of historic, conservation or National Register districts.

Do we need a permit to finish the attic or the basement?

Yes. Turning an attic, a basement or a garage into living space needs a building permit in Portland.

Do the big trees on the lot affect an addition?

They can. Portland's tree preservation and tree density rules can apply to additions, and they are reviewed with the building permit. We look at the trees on the site walk.

Does a house from the 1920s have lead paint?

Treat it as if it does. Under the federal renovation rule, paint applied before 1978 is treated as lead paint, and work that disturbs it follows lead safe practices.

Creston-Kenilworth dining room with a period pendant and the original window run

Galley kitchen with gray Shaker cabinets and a subway tile backsplash

Long living room with a cased opening and refinished hardwood

Subway tile shower and tub in the Creston-Kenilworth bungalow

Remodeling a house in Beaumont-Wilshire

Whole home, kitchen and bath remodels in Beaumont-Wilshire, platted in 1910 and 1921 along NE Fremont, permitted in Portland.

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Craftsman living room with a box beam ceiling and refinished hardwood

Beaumont from 1910, Wilshire from 1921.

The Beaumont Addition was platted in 1910 and marketed that spring by the Columbia Trust Company. Paved streets, sidewalks and graded lots came more than a year after the advertising, and Beaumont grew its own school, business district and streetcar route.

The Wilshire Addition followed in 1921, roughly NE 33rd to 42nd between Fremont and Prescott, and the early 1920s were a home building boom around what is now Wilshire Park. The city acquired the park, a stand of tall Douglas firs just north of the Alameda Ridge, in 1940.

The front of a house stripped to the sheathing with water damage showing — SW Portland, stripped to the sheathing

A kitchen wall opened with insulation and wiring exposed — Walls opened on a kitchen job

A kitchen stripped to the framing with the subfloor exposed — Down to the framing

A slate tile deck over a garage before the work — The leaking deck before the work

What is behind the walls of your house.

The age of the house moves the price more than anything you can see. This is what is typical for a Portland house of that age. The site walk confirms what yours has.

Your house was built in1922

8 of 8 are likely on a 1922 house.

Knob and tube or early cloth wrapped wiring is common in houses of this age, and it is live in more rooms than the panel suggests.
Electrical service and panel: $2,000 to $12,000
What DWV does: Full electrical replacement with a service upgrade, as on the Foster-Powell bungalow.
Ask Don about this
Galvanized steel supply lines narrow with age. On the Foster-Powell bungalow they were replaced from the meter through every fixture.
Part of the electrical, plumbing and heating line
What DWV does: New plumbing from the meter through every fixture.
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The waste lines in these houses are often the original cast iron, out of sight under the floors.
Part of the electrical, plumbing and heating line
What DWV does: Replaced with the plumbing where they have failed.
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Brick chimneys of this age are unreinforced masonry, which matters as soon as the structure around them changes.
Priced on the estimate after the site walk
What DWV does: Looked at with the structure before any wall around it moves.
Ask Don about this
The walls are usually uninsulated and the windows are single pane wood. Insulation comes up to energy code once the walls are open.
Part of the structure and envelope line
What DWV does: Insulation to current energy code while the walls are open.
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Many of these houses were first heated with oil, and the tank can still be under the yard. A tank taken out of use is decommissioned by a DEQ licensed service provider.
What is behind the walls: $8,000 to $60,000
What DWV does: Decommissioned by a DEQ licensed service provider.
Ask Don about this
Paint applied before 1978 is treated as lead paint under the renovation rule, and work that disturbs it follows lead safe practices.
A line item, priced before demolition
What DWV does: Lead safe practices, priced before demolition.
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Oregon DEQ requires a survey by an accredited inspector before a house built before 2004 is renovated. Older duct wrap and sheet flooring get tested before anything is disturbed.
A line item, priced before demolition
What DWV does: Surveyed first, then handled the way the survey says.
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Same spot, before and after.

The brown bungalow before the work, from the homeowner's own photo — A pre-1920 Craftsman restored from the original framing out.
See the project

The same bungalow restored in navy with a rebuilt porch, from the homeowner's own photo — A pre-1920 Craftsman restored from the original framing out.
See the project

Finished white kitchen in the Foster-Powell bungalow

The work Beaumont-Wilshire houses ask for.

Shown on two bungalows from the 1910s and 1920s that we rebuilt in Southeast Portland.

A house from the 1910s or 1920s, opened up

On the Foster-Powell bungalow the electrical was replaced in full with a service upgrade, and new supply and waste lines were run from the meter. The framing was sound and stayed.

Creston-Kenilworth kitchen with a view through to the dining room

Kitchens opened to the dining room

Taking out the wall between the kitchen and the dining room needs a building permit, and an engineer when the wall carries the floor above.

New concrete stem walls with the anchor bolts set beside an older house

An addition for a bedroom and bath

On a 1924 bungalow in Creston-Kenilworth we added an extension at the back for a bedroom and bath, with a new kitchen and laundry in the same job.

View through a doorway into a bath with a white vanity

Attics and basements

Turning an attic or a basement into living space needs a building permit in Portland. We file it and book the inspections.

Dining room with a period pendant and a view through to the remodeled kitchen

Permits come from the City of Portland.

Beaumont-Wilshire is a recognized City of Portland neighborhood, with NE Fremont Street as its main road. Building permits for houses come from Portland Permitting & Development.

It is not on the city's list of historic or conservation districts.

Portland's tree preservation and tree density rules can apply to an addition or to exterior work, and the city reviews them with the building permit.

Check which permits your job needs

Jobs on this site

Our jobs near Beaumont-Wilshire.

Our closest jobs are the two bungalows in Southeast Portland. Tap a pin to see the job.

Creston-Kenilworth

A Portland bungalow with a rear addition matched to its roof pitch.

See this job

Next door: Alameda, Grant Park, NE Portland

Questions from Beaumont-Wilshire homeowners.

No. Beaumont-Wilshire is not on Portland's list of historic, conservation or National Register districts.
Yes. Turning an attic, a basement or a garage into living space needs a building permit in Portland.
They can. Portland's tree preservation and tree density rules can apply to additions, and they are reviewed with the building permit. We look at the trees on the site walk.
Treat it as if it does. Under the federal renovation rule, paint applied before 1978 is treated as lead paint, and work that disturbs it follows lead safe practices.

Talk directly to Don about your project.

Request a quote (503) 805-5762

Or pick a time for Don's site walk