Remodeling Contractors in Greendale, WI
T And J All In Remodeling is a licensed Wisconsin general contractor working in Greendale. This is not an ordinary suburb. The village core was built between 1936 and 1938 as one of three federal greenbelt towns, it has been a National Historic Landmark since 2012, and the houses at its heart were designed around ideas that still decide how a remodel here has to be planned.
No deposit to start · Originals handled with care · Written estimate is the final cost
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Years combined experience
Greendale services
Which Remodeling Service Fits Your Greendale Home?
Two kinds of property sit side by side in Greendale. There are the Originals from the 1936 to 1938 build, and there is the later housing that followed as the village grew through the 1960s and early 1970s. What you can do, and what the Village will want to look at, depends a great deal on which one you own.
Kitchen Remodeling
On an Original the kitchen faces the street, which changes every assumption about light and layout.
$20k to $80k+
→
Bathroom Remodeling
Small original baths rebuilt properly, and second baths added where the structure allows.
$12k to $45k
→
Basement Remodeling
Finishing a lower level is a change of use here, and the Village permits it as one.
$20k to $60k
→
Home Remodeling
Multi-room work on compact plans where every square foot has to earn its place.
Quoted on site
→
Home Additions
Narrow lanes and clustered siting make the envelope the first conversation.
Quoted on site
→
Deck Construction
Composite, PVC, cedar and treated decks on the garden side, where the living space faces.
Quoted on site
→
Exterior Siding
Replacement handled with the Village’s guidance for Originals in mind from the start.
Quoted on site
→
Commercial Remodeling
Fit-outs for village centre units and the retail nearby.
Quoted on site
→
Water Damage Restoration
24/7 extraction and drying, then repairs matched to the original fabric.
24/7 response
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Kitchen Remodeling
On an Original the kitchen faces the street, which changes every assumption about light and layout.
$20k to $80k+
→
Bathroom Remodeling
Small original baths rebuilt properly, and second baths added where the structure allows.
$12k to $45k
→
Basement Remodeling
Finishing a lower level is a change of use here, and the Village permits it as one.
$20k to $60k
→
Home Remodeling
Multi-room work on compact plans where every square foot has to earn its place.
Quoted on site
→
Basement Remodeling
Finishing a lower level is a change of use here, and the Village permits it as one.
$20k to $60k
→
Home Additions
Narrow lanes and clustered siting make the envelope the first conversation.
Quoted on site
→
Deck Construction
Composite, PVC, cedar and treated decks on the garden side, where the living space faces.
Quoted on site
→
Greendale service details
What Each Service Involves on a Greendale Property
Cabinets and counters
Interior
Kitchen Remodeling in Greendale
The Originals were laid out with the kitchen and utility room on the street side and the living room facing the rear garden. That single decision inverts everything people normally assume about a kitchen remodel. The light is different, the view from the sink is the street rather than the garden, and any plan that opens the kitchen toward the living space is working across the depth of the house rather than along it. T And J designs around that rather than against it.
Investment $20k to $80k+
Build 1 to 8 weeks
- Orientation, kitchen on the street side in Originals
- Light, planned for the aspect the room actually has
- Openings, any change to a door or window opening is permitted
Designed around the original orientation, not against it
Showers and wet walls
Interior
Bathroom Remodeling in Greendale
Bathrooms in the original housing are small, and the honest options are to rebuild well within the existing footprint or to find the space next door. Either way, adding a bathroom is treated by the Village as a change in the use of space and needs a permit on that basis. T And J works out what the structure and the drain route allow before committing to a position.
Investment $12k to $45k
Permit Adding a bathroom is a change of use
- Footprint, rebuilt well rather than stretched thin
- Hidden work, membrane behind every wet wall
- Added baths, structure and drain route checked first
Permit position settled before demolition
Lower-level finishing
Interior
Basement Finishing in Greendale
Greendale treats basement finishing as a change in the use of space, alongside converting a porch, adding a bedroom or turning a garage into habitable rooms. That means it is permitted work rather than decorating, and the same applies to the foundation repairs that sometimes come first. T And J checks headroom, egress and moisture, prices the repairs honestly where they are needed, and files the permit.
Investment $20k to $60k
Treated as A change in the use of space
- Uses, family room, guest bedroom, gym, office
- Egress, feasibility confirmed before you commit
- Repairs, foundation work permitted in its own right
Permitted as a change of use, not as decorating
Multi-room projects
Whole home
Whole-Home Remodeling in Greendale
The original houses were built compactly and deliberately, for families of modest means, and they reward planning rather than demolition. A whole-home project here is usually about making a small plan work harder: borrowing from a hall, reworking circulation, and being disciplined about where storage goes. Where the house is one of the later ones, the constraints are different and generally looser.
Investment Quoted after the site visit
Approach Make the plan work, not just the finishes
- Rooms, kitchen, baths, circulation and storage
- Originals, compact plans reworked with discipline
- Later homes, fewer constraints, more open options
Planned for the house you own, Original or later
New square footage
New space
Home Additions in Greendale
The village core was laid out as three irregular superblocks with housing clustered along narrow residential lanes, so siting is tight and an addition has to respect how the houses sit together. Where the property is a designated historic structure, exterior work carries a further step described in the questions below. T And J establishes the envelope and the review position before anyone pays for a drawing.
Investment Quoted after the site visit
First step Envelope and review position
- Siting, clustered housing on narrow lanes
- Designated homes, exterior review established early
- Match, roofline and materials tied in carefully
Review position known before drawings are paid for
Composite deck build
Outdoor
Deck Building in Greendale
On an Original the living room faces the rear garden, which makes the garden side the natural place for a deck and gives the project a clear purpose: extending the room that already looks that way. Decks are permitted work in this village, as are gazebos, pergolas and hot tubs. Composite, PVC, cedar and pressure-treated are all options, and the platform is sized to the lane-and-garden pattern rather than to a suburban lot.
Investment Quoted after the site visit
Build Usually inside two weeks
- Aspect, the garden side is where the living room faces
- Permits, decks, pergolas and hot tubs all require one
- Materials, composite, PVC, cedar or treated
Extends the room that already faces the garden
Full siding replacement
Exterior
Siding Replacement in Greendale
Siding needs a permit in Greendale, and on an Original the material and appearance questions arrive before the technical ones. The Village publishes design guidance it uses when reviewing renovation plans for Original homes, covering the sort of architecture and materials appropriate to them, and it describes that guidance as a framework rather than a rigid rule set. T And J starts from it rather than presenting you with a choice the Village will later question.
Investment Quoted after the site visit
Permit Required for siding in this village
- Originals, Village design guidance used as the starting point
- Weather, housewrap laps and flashing detail
- Later homes, straightforward replacement and match
Guidance checked before materials are chosen
Commercial build-out
Business
Commercial Remodeling in Greendale
Commercial work here means the village centre units and the retail nearby, and the two have different expectations. T And J handles offices, shops, cafes and restaurants, schedules around trading hours, and carries the commercial permit set and inspections through to sign-off, with any additional review for premises in the historic core identified at the outset.
Investment Quoted after a walk-through
Village centre Additional review identified early
- Premises, village centre units and nearby retail
- Works, partitions, lighting, flooring and joinery
- Tenancy, fit-out packages built to the lease
Historic core review flagged before pricing
24/7 emergency response
Emergency
24/7 Water Damage Restoration in Greendale
Drying an Original is the straightforward half. Putting it back is not, because the fabric of these houses is specific and a careless repair is visible for as long as the house stands. T And J extracts, dries the structure, keeps moisture readings for your insurer, and rebuilds with attention to matching what was there, flagging at the outset where a designated property means the exterior repair needs its own approval.
Answered Any hour, any day of the week
Insurer Readings and photographs supplied
- First, water out and the structure dried properly
- Then, original fabric matched rather than patched
- Designated homes, exterior approval flagged at the start
Burst supply lines, roof leaks and wet basements, any hour
Compare Greendale services
Greendale Costs, Timelines and What Needs a Permit
These ranges are what T And J quotes on Greendale homes. The permit column is longer here than in most municipalities, because the Village requires permits for a wide range of work that is exempt elsewhere, including roofing, siding, decks and changes to the size of a door or window opening.
Swipe sideways to compare timelines and permits.
Service
Typical investment
Timeline
Permit position
Kitchen
$20,000 to $80,000+
1 to 8 weeks
Required; any change to an opening size is permitted work
Bathroom
$12,000 to $45,000
Set at the site visit
Required; adding a bathroom is a change in use of space
Basement
$20,000 to $60,000
Set at the site visit
Required; finishing a basement is a change in use of space
Whole home
Quoted on site
Confirmed in writing
Required across every element in scope
Addition
Quoted on site
Confirmed in writing
Required; designated properties carry a further exterior review
Deck
Quoted on site
Usually inside two weeks
Required, as are pergolas, gazebos and hot tubs
Siding
Quoted on site
Confirmed in writing
Required; roofing needs one too
Commercial
Quoted on site
Around trading hours
Commercial permit set and inspections
Water damage
Handled with your insurer
Answered at any hour
Foundation repair is permitted work in its own right
Teli Karampetsos
Co-owner · Lead builder
John (Yianni) Karampetsos
Co-owner · Project lead
Why T And J in Greendale
Why an Original Deserves a Contractor Who Reads First
T And J All In Remodeling is run by co-owners Teli and John (Yianni) Karampetsos. Working on a National Historic Landmark village means reading the Village’s guidance before drawing anything and being honest when an idea is going to run into it. One of the owners is on your job, the crew is in-house, and we would rather tell you early that a plan needs rethinking than discover it at review.
We read the guidance first
The Village’s position is established before design begins.
No deposit
No money is taken up front. Stages are paid as they finish.
Owner on site
Teli or John Karampetsos leads every Greendale job.
Fixed written price
The estimate holds unless you change what is being built.
Google reviews
4.9
★★★★★
4.9 average from 60 Google reviews of T And J remodeling projects across Waukesha and Milwaukee counties.
Greendale and nearby
Where Does T And J Work Around Greendale?
T And J All In Remodeling is based at 985 Georges Avenue in Brookfield and works south into Greendale, Franklin and the neighbouring Milwaukee County communities. Choose a city below to read that market’s page.
T And J All In Remodeling
985 Georges Avenue
Brookfield, WI 53045
- Monday to Friday · 8:00 AM to 5:00 PM
- Saturday · 8:00 AM to 5:00 PM
- Sunday · Closed
- Water emergencies · 24/7
Greendale questions
Remodeling in Greendale: Common Questions
Ask about your Greendale project at (262) 352-9525.
What makes Greendale different from other suburbs?
It was built as one of three federal greenbelt towns of the Depression era, constructed between 1936 and 1938 and incorporated as a village in November 1938. The Greendale Historic District was listed on the State and National Registers in 2005 and designated a National Historic Landmark in 2012, with a period of significance running from 1936 to 1952.
Why is my kitchen at the front of the house?
Because it was designed that way. The original houses were built with the kitchen and utility room on the street side and the living room on the rear, or garden, side. It is the opposite of the convention most people expect, and it changes how a kitchen remodel should be planned, from where the light comes from to which wall is worth opening.
What is a Greendale Original?
It is one of the houses from the original 1936 to 1938 build, which opened to 572 families in 1938 and included single family homes, multi-family homes and row houses. The Village publishes design guidance it uses when reviewing renovation plans for Originals, describing the architecture and materials appropriate to them. The Village’s own position is that these are guidelines rather than hard and fast rules.
Do I need approval to change the outside of my house?
If your property is a designated historic structure or sits within a designated historic district, the Village Code requires a certificate of appropriateness from the Historic Preservation Commission before reconstructing, altering or demolishing any part of the exterior. Ordinary maintenance and repairs that leave the appearance identical are exempt. The Commission has a set decision window and its decisions may be appealed to the Village Board.
What work needs a permit in Greendale?
More than in most municipalities. The Village lists roofing, siding, decks, fences, sheds, gazebos and pergolas, hot tubs, foundation repair, any change to the size of a door or window opening, excavation and grading, pool installation and removal, and any change in the use of space such as finishing a basement, converting a porch or adding a bathroom or bedroom.
Which department issues the permits?
Inspection Services, under Village Municipal Ordinance 15.07. T And J files in its own name and attends the inspections.
Is my house an Original or a later build?
Residential development continued through the 1960s and early 1970s following the original master plan, so plenty of Greendale housing is not Original. If you are unsure, we establish it before quoting, because the answer changes both the design approach and the review position.
How much does a remodel cost in Greendale?
Kitchens usually land between $20,000 and $80,000 or more, bathrooms between $12,000 and $45,000, and finished basements between $20,000 and $60,000. On an Original the compact plan means the money goes further on joinery and less far on square footage.
Can I add on to an Original?
Sometimes, but siting is the constraint before design is. The village core was laid out as three irregular superblocks with housing clustered along narrow lanes, so the space between buildings is deliberate rather than incidental. Where the property is designated, the exterior review applies as well. We establish both before any drawing is commissioned.
Is the written estimate really the final cost?
Yes. The estimate follows a visit to the property, and on a house of this age and specificity that visit is where the real questions get answered. The figure moves only if you change what is being built.
Is T And J licensed and insured?
T And J All In Remodeling is a licensed Wisconsin general contractor and carries insurance. The paperwork is available to you before anything is signed.
How do I get a Greendale project priced?
Ring (262) 352-9525 or complete the form on this page. Say whether the house is an Original when you call, because it changes the first conversation entirely.
Start your Greendale project
Book a Free Remodeling Consultation in Greendale
John Karampetsos replies within 24 hours. Let us know whether your home is one of the Originals, since that shapes the advice.
Request Your Free Consultation
John reads every enquiry himself.
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