Adding usable, legal space
In a market where square footage is expensive, the space under your main floor is often the cheapest place to grow. A finished basement can add a bedroom, a family room, a bunk room for guests, a gear room or a home office.
We have done this before. On a permitted home renovation in Edwards, our team added rooms and had to meet every code requirement that comes with creating new bedrooms. That experience is exactly what basement and lock-off projects need.
What makes a lock-off conversion different
A lock-off is a portion of a home that can be closed off from the main unit, usually with its own entrance and bathroom. They are common in Vail Valley homes and condos and are popular for long-term local rentals, caretaker units and family visits.
Turning a space into a separate unit raises questions that a basement family room does not: whether your zoning and HOA allow it, fire separation between units, separate egress, a kitchenette and its venting, and whether a short-term rental license applies in your town. We help you sort out what your jurisdiction allows before you spend money on design.
Code items we plan for
- Emergency escape and rescue openings (egress windows or doors) for every sleeping room.
- Ceiling height under beams, ducts and soffits.
- Fire separation between units where required, including rated assemblies and doors.
- Smoke and carbon monoxide alarms, interconnected where required.
- Moisture and radon: Colorado has elevated radon levels, so we recommend testing and plan for mitigation if needed.
Signs it’s time for basement & lock-off remodeling
- You need another bedroom but cannot afford to move
- Your lower level is unfinished or used only for storage
- You want rental income or space for a caretaker or family
- An existing basement bedroom has no egress window
- A previous owner finished space without a permit
If any of these sound familiar, request a free estimate or call (970) 471-6627.
How our basement & lock-off remodeling process works
Site visit
We walk the space with you, take measurements and photos, and ask what you want the finished project to do for you.
Feasibility check
We check zoning, HOA covenants and town rules for added bedrooms or a separate unit before design work starts.
Written estimate
You get a line-item estimate with what is included, what is not, and the decisions still open. We aim to turn it around fast.
Permits and ordering
We submit permits and HOA applications and order long-lead materials before demolition so the job does not stall.
Build and updates
Our crew and trade partners do the work in the right order. You get an update every working day, and written change orders before anything extra happens.
Walkthrough and sign-off
Final inspection, a walkthrough with you, and every punch-list item finished. The job is done when you say it is done.
What’s included
- Feasibility walkthrough and zoning/HOA check
- Written estimate with code items itemized
- Permits and inspections
- Egress window or door installation
- Framing, insulation and drywall
- Bathroom and kitchenette build-out
- Electrical, plumbing and HVAC by licensed trades
- Fire separation and alarms where required
- Flooring, trim and paint
- Final inspection sign-off
Who it’s for
- Families who need another bedroom or bunk room
- Owners adding a long-term rental or caretaker unit
- Buyers fixing unpermitted basement work after closing
- Owners preparing a home for sale
What affects the price
Every estimate is written and itemized. These are the factors that move the number most. For contract types and how to compare bids, see how remodel pricing works.
| Factor | Why it matters |
|---|---|
| Egress openings | Cutting foundation walls for code-sized egress windows and wells is a major line item. |
| Bathroom and kitchenette | New plumbing, especially below the sewer line, adds cost. |
| Fire separation | Separate units may need rated walls, ceilings and doors. |
| Moisture and radon | Testing and mitigation if needed. |
| Finish level | Flooring, trim, lighting and built-ins. |
Lock-offs and basements in mountain towns
Lock-offs are common in Vail, Avon and Edwards, and many homes in Eagle, Gypsum and Glenwood Springs have unfinished lower levels with room to grow. Rules for accessory units and rentals differ between the Town of Vail, Avon, Eagle County, Garfield County and other jurisdictions, so we check yours first.
- Basement & Lock-Off Remodeling in Vail
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- Basement & Lock-Off Remodeling in Edwards
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- Basement & Lock-Off Remodeling in Glenwood Springs
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Frequently asked questions
Can I turn my lock-off into a rental unit?
Often, but it depends on your zoning, HOA covenants and town rules, and some towns require a short-term rental license or limit accessory units. We check those first, then design the conversion to meet building and fire code so the unit is legal to rent.
Does a basement bedroom need an egress window?
Yes. Under the International Residential Code, which Colorado mountain jurisdictions generally adopt, every sleeping room needs an emergency escape and rescue opening, which in a basement usually means a code-sized egress window with a window well. We install these as part of the project.
How much does it cost to finish a basement?
The biggest cost drivers are whether you add a bathroom or kitchenette, how many egress openings you need, moisture or radon mitigation, and finish level. We itemize each so you can phase the work if needed.
Will a finished basement add value to my home?
Permitted, code-compliant living space is generally counted by appraisers and buyers; unpermitted space can create problems at sale or with insurance. That is why we build it permitted from day one.
Do you handle permits for basement remodels?
Yes. We pull the permits and manage the application, inspections and final sign-off with your town or county building department.