Does the Westlake HOA have a say in a remodel?

Westlake's homeowners association has its own covenants and restrictions on top of city rules. Read them before any exterior change is drawn.

Do we need a permit to remove a tree in Westlake?

Yes, if the trunk is six inches or more across at breast height. Pruning is fine without one. Topping a tree counts as removing it.

Does a newer house have lead paint or asbestos?

Paint is treated as lead paint only when it was applied before 1978. Oregon requires an asbestos survey before a house built before 2004 is renovated, so it depends on the year yours was built.

Kitchen with white cabinetry, a teal island and exposed beams

Rock waterfall running into a finished pool

Remodeling a house in Westlake

Kitchen, bath and whole home remodels in Westlake, a planned Lake Oswego neighborhood with its own covenants.

Talk to Don about your projectHe comes out and prices it himself

(503) 805-5762

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Farmhouse kitchen with French doors to the yard

Kruse farmland, then a 300 acre planned development.

The Kruse family farmed this land from the 1860s, and it stayed mostly farmland for almost a century. Interstate 5 was finished in 1966 and Kruse Way was built about a decade later, linking the freeway to Boones Ferry Road.

Westlake was then built as a 300 acre planned unit development designed by the Lake Oswego engineering firm OTAK, with the twelve acre Westlake Park and forty five acres of open space set aside. It mixes single family and multi family housing and has more than one thousand households.

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 in1990

1 of 8 are likely on a 1990 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.
Ask Don about this
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.
Ask Don about this

Same spot, before and after.

The pool before, green water and a cracked deck — A pool that had turned green, brought back with new tile, a stamped concrete deck and a cedar fence.
See the project

The finished pool with new tile, a stamped concrete deck and a cedar fence — A pool that had turned green, brought back with new tile, a stamped concrete deck and a cedar fence.
See the project

New lawn and cedar fence beside the finished pool, from the homeowner's own photo

The work Westlake houses ask for.

The photographs are from our own jobs around Portland.

White kitchen with a stainless range wall

Kitchens

The room under construction is sealed off with dust control walls, and a temporary kitchen goes in at the start. Most full kitchens take six to ten weeks.

Green tile bath with the glass shower and the soaking tub beyond

Bathrooms

Tile, plumbing moves and glass decide where a bathroom lands between about $20,000 and $50,000.

Additions and exterior changes

The Westlake Homeowner's Association has its own covenants and restrictions on top of the city's rules. Both are read before an exterior change is drawn.

Primary baths

Stone is picked in person at the slab yard with Don. Custom frameless glass takes one to two weeks to make.

Design rendering of a renovated pool with a cedar fence and a rock waterfall

Lake Oswego permits, plus the homeowners association.

Building permits come from the City of Lake Oswego Building Department. The city listed first review of residential structure permits at two to three weeks as of July 2026.

Westlake's homeowners association has its own covenants on top of city rules. The Lake Oswego Preservation Society notes they go as far as requiring a doghouse to match the materials of the house.

Removing any tree with a trunk six inches or more across needs a city tree removal permit, and the city asks owners to contact Planning before starting an exterior remodel.

Check which permits your job needs

Jobs on this site

Our jobs near Westlake.

Our closest job is the deck over a garage in Southwest Portland. Tap a pin to see the job.

SW Portland

A leaking deck over the garage, rebuilt with new cedar siding.

See this job

Next door: Lake Oswego, Lake Grove, Tigard

Questions from Westlake homeowners.

Westlake's homeowners association has its own covenants and restrictions on top of city rules. Read them before any exterior change is drawn.
The city's Building page listed residential structure permits at two to three weeks for first review as of July 2026.
Yes, if the trunk is six inches or more across at breast height. Pruning is fine without one. Topping a tree counts as removing it.
Paint is treated as lead paint only when it was applied before 1978. Oregon requires an asbestos survey before a house built before 2004 is renovated, so it depends on the year yours was built.

Talk directly to Don about your project.

Request a quote (503) 805-5762

Or pick a time for Don's site walk