A Fishers Landing bathroom rarely signals trouble where you can actually see it. A shower pan seam that has quietly started to weep, or a toilet still sitting on its original wax ring, can soften the subfloor underneath for a long stretch while the tile up top gives nothing away. Because so much of this neighborhood, from Fisher’s Creek to the Village at Fisher’s Landing, went up in the 1990s and 2000s with attached garages and shared walls between units, the trouble spots are not the same ones you would find in an older detached house: a garage-to-house transition that was never properly flashed, or a shared wall where two bathrooms back up to each other. Putting that kind of damage right is the specialty this crew built its name on, so finding it mid-remodel never means waiting on somebody else.
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Every old surface comes out, the shared and garage-facing walls get checked for flashing, and new fixtures finish the room.
Taking out the old tub for a walk-in means the new pan gets sealed and inspected before any tile or glass goes in.
Failed flashing where the garage meets the house lets water reach the framing, and that gets torn out and replaced with solid lumber.
Every wet wall and floor gets its own bonded waterproof membrane before any tile touches it, including walls shared between two units.
A fan sized for real use, not the builder-grade minimum, plus a level vanity and fixtures round out the space.
Same room, same window. One side is the bathroom the owners lived with. The other is the one they have now.
Drag the handle. Left, the bathroom as we found it: a tub behind a curtain, a small vanity, shelves on the wall. Right, the same room finished: a glass shower, a soaking tub under the window, a wood vanity on a herringbone floor.
Before After Fishers Landing gets somewhere around 41 to 43 inches of rain a year, and that is exactly the kind of climate where a bathroom’s real weak points never show up where anyone can see them. Four things decide how long the room actually holds up, and none of the four are things a listing photo will ever capture: whether the membrane behind the tile forms one unbroken piece rather than a patchwork, whether the shower pan was built to shed water toward the drain instead of letting it pool, whether every corner and seam keeps its seal years down the line, and whether the fan actually clears the room instead of just stirring the same wet air around in it. Skip any one of those four on a lower bid and the room can still look finished the day the crew packs up. We build to current code on all four, and we duct every fan straight outside rather than into an attic cavity, because in a townhome where that cavity sits above a wall two units share, an undersized fan does not just leave your own room damp. It leaves the neighboring bathroom with nowhere for that moisture to go either.
Shower walls rest on one of three possible builds, and whichever one is behind your tile matters far more for the long run than the tile pattern itself. Our standard approach bonds a membrane, either a liquid coating or a sheet, directly over backer board, carrying it unbroken through every corner, seam and pipe penetration before a single tile is set. A rigid foam panel reaches a comparable result from a different angle, since the waterproofing is built into the panel at the factory rather than applied on site afterward. The outdated shortcut, backer board alone with a bead of mastic at the seams, is the version prone to failing once it passes the decade-and-a-half mark, and it is not a system this crew will install behind your wall. Trim that hidden layer to save a little on a bid and you have removed the only real barrier between your shower and the floor joists carrying it.
The shower floor itself carries the other half of that waterproofing job. Getting water to the drain depends on a steady, even pitch across the pan, and the step-free entry most people now ask for needs that pitch to start from a point lower than the rest of the bathroom floor. In a Fishers Landing townhome built on engineered floor trusses sometime in the 1990s or 2000s, reaching that low point usually means notching down through that one truss bay or building the surrounding floor up to meet a dropped pan instead, a call framing has to settle before anyone touches a trowel. That is why a curbless shower adds real cost to a bathroom nobody has opened since the original builder framed it, while the same feature costs very little when a floor is going in fresh as part of an addition.
Tile choice mostly comes down to how much maintenance you want to take on later, more than anything about style. Large porcelain panels cut your grout lines down to almost nothing, trading less scrubbing for a pricier, slower install, since the wall behind them has to be essentially flat before anyone can hang them. A mosaic or pebble floor flips that trade: better grip underfoot in the wet, more grout seams to keep clean for the life of the room. Marble and other natural stone look the part of a higher-end remodel and soak up moisture readily, which means signing up for a sealing schedule you intend to keep, not skip. On grout itself, epoxy belongs anywhere a brush and water meet on a regular basis, ordinary grout covers the rest of the room, and a flexible bead rather than grout goes into every inside corner, because a corner shifts slightly over time and rigid grout parked there just cracks.
On the fittings, put your money into the one part that disappears and let taste decide everything visible after that. The mixing valve buried in the wall, whether pressure balanced or thermostatic, is the piece worth buying well the first time, since reopening a finished wall just to swap it is the real cost of getting it wrong, while the lever and showerhead bolted onto its face come off on any ordinary Saturday years down the line. Floating a vanity off the floor can make one of these smaller secondary bathrooms, common to a lot of the newer townhome floor plans out here, feel noticeably bigger, but the studs behind it need solid blocking fastened in before the drywall closes, a call made at rough-in or never. Keep particleboard cabinetry away from a shared bathroom wall altogether. In a room that stays damp as long as these do, it swells and comes apart within just a handful of years.
Last is the exhaust fan, the cheapest line on the whole estimate and the one piece most responsible for whether the room lasts. Match it to the square footage, carry its duct the entire way to open air instead of letting it dead-end above a shared wall or inside a garage ceiling cavity, wire it to a timer or a humidity sensor, and insulate the run so condensation does not drip back down into the housing. Fishers Landing sees roughly 41 to 43 inches of rain most years, and in a townhome where the bathroom backs up against a neighbor’s wall or sits over an attached garage, a fan that never gets a real chance to clear the air leaves that shared assembly rotting on a schedule no different than it would in a detached house. That one inexpensive fan is what decides which way it goes.
What you’re looking at is a genuine bathroom of ours stripped down to the one stage nobody ever bothers to photograph. The tile, the tub, the old vanity and the worn flooring are already out of the house entirely. What remains is a wall of old plank sheathing, fiberglass batts drooping out of the open stud bays, an open drain stub where the toilet used to connect, and the toilet itself sitting off to one side until the very end of the project.
The wall on the right tells its own story: solid new framing, not a patch, because that is the only real fix once shower water has found its way into a wall. Supply lines are capped for the moment, and the shower valve is already locked into its permanent position, a detail that has to be nailed down now, since the tile grid follows the valve and neither one is visible again once the backer board closes over it.
Few moments in this project matter as much to the final number or to how the room ages. Right now, with the studs and joists all exposed, we work out the pitch built into the pan, confirm whether the shower entry will sit level with the rest of the floor, pick the exact spot for a recessed shelf cut into the wall, and decide whether a soft joist needs reinforcing before it disappears behind backer board for another couple of decades. That decision window closes the second the board goes up, which is the real reason we want you in the room with us right now instead of looking at a photo afterward.
We run into this with some regularity in Fishers Landing, mostly in the townhomes and attached-garage homes built through the 1990s and into the 2000s, now old enough that the first generation of builder-applied sealant and flashing is reaching the age where it starts to give out. What matters is what happens the moment we find it: rebuilding the framing that failure ruins is work this crew does itself, never a scope we farm out to a second company. Turn up a soft joist or a punky run of subfloor and we rebuild it on the spot, priced from the number already sitting on your approved estimate, so nothing stalls while somebody else gets lined up.
A short, familiar list repeats from townhome to townhome. Some give in the floor right where the toilet sits almost always comes from a wax ring that failed quietly years back. The joist beneath the shower drain usually ends up dark and soft enough to dent with a thumb. The transition where an attached garage meets the house itself, a spot the original builder often flashed only once and never revisited, is now showing the first real signs of water finding its way through. And then there is the shared wall between two adjoining bathrooms, where a fan that never truly cleared the air on either side has let moisture sit in the cavity longer than it should. We open the floor and the wall wide enough to catch every bit of that while it is still exposed, because a joist, or a stud in a shared wall, only stays cheap to fix while you can see it.
Because most Fishers Landing bathrooms sit inside houses built within the last twenty-five or thirty years, the biggest swing in price is rarely the kind of surprise floor damage that drives up a bid in an older neighborhood. It is almost always whether the layout changes. Send the toilet or the shower to a different wall and you are paying for new drain lines under the floor, which is the single factor that moves a quote the most. Behind that sit the amount of tile going up, the fixture tier you land on, and the one local wildcard worth knowing about, whatever a garage-to-house transition or a shared bathroom wall turns out to be hiding once it is opened. Keep the layout as it is and refresh the surfaces, and the number sits low. Rework it and carry tile to the ceiling, and it climbs. Every estimate we send is itemized line by line, with any damage we uncover priced separately for your approval, and if you already have a written number from somewhere else, we will typically come in under it by about ten percent.
What catches most Fishers Landing homeowners off guard is how small a share of the bill the vanity and fixtures end up being, even though that is the one part entirely up to your own taste. Labor is what actually fills most of the invoice, because a bathroom this size, often not much more than thirty-five or forty square feet in one of these townhomes, still has to make room for a plumber, an electrician, a framer, a tile setter and a finish carpenter, each taking a turn in a space barely big enough for one person to work in at a time. Tile and the membrane beneath it come in second, priced to the amount of surface you are covering rather than to the footprint of the room, so a shower tiled floor to ceiling runs well past one stopped at shoulder height. The plumbing rough-in sits at the bottom of that list, cheap as long as nothing in the layout moves, and considerably more the moment a fixture needs its own new drain line.
One number on every estimate we write never gets trimmed, and it happens to be one of the smallest figures on the page: the membrane sealed behind the tile. Skipping it saves a couple hundred dollars today in exchange for a repair running into the thousands within a few years, and that math gets worse, not better, behind a wall two bathrooms share. We do not offer a version of this estimate that leaves that layer out, full stop.
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A couple of close-up photos are the fastest way to get a real answer, especially of any spot that feels soft or shows a stain, and it helps to mention whether the bathroom backs onto a shared wall or a garage. Reach us before 5pm and expect a reply the same day.
There’s no getting around how little floor space a bathroom actually has, which is exactly why this job wraps up in a tight, predictable window instead of taking over the rest of a Fishers Landing home for a month. What follows is the real sequence the crew works through, with a note on which stretch matters most if this happens to be the only bathroom in your house.
Materials come before demolition, not the other way around. By the time anyone picks up a tool, the tile, vanity and every fixture on your approved plan have already arrived and been checked against the order, since an open bathroom sitting idle for a week while a tile pattern ships in is the single most common thing that drags these jobs out. We also map the route ahead of time, in writing, for how the crew moves debris out of a two-story townhome without tracking it through the rest of the house, and exactly where the plastic containment wall goes up before the first piece of trim comes off.
Figure one working day for most bathrooms this size, stretching to a second day only when the room runs larger than average or two trades need to tag in back to back. By the close of that day the tub, the tile, the vanity and the old flooring are gone, and the room sits open to its studs and subfloor, with anything the walls had been covering finally out where we can see it.
Guesswork ends right here. Every stud, the subfloor itself, and any plumbing already threaded through that wall, shared wall included if your bathroom and a neighbor’s back up to the same one, finally sit open for a real look rather than a guess from outside. Anything that turns out damaged gets its own photo within the hour and a price attached to it, and none of it gets closed up or built over until you have said go ahead.
New supply lines and circuits get run to wherever the vanity, toilet and shower will finally sit, with backing fastened into the studs in advance wherever a grab bar might go in down the road. From there, since Fishers Landing sits inside Vancouver proper instead of Clark County’s unincorporated area, the rough-in gets its sign-off from a city inspector working out of the Community Development Department, permits filed online at cityofvancouver.us/permits, with City Hall itself on West 6th Street for anyone who would rather handle it in person. Pulling that permit and standing for the inspection falls on us, covered under our Washington registration, WA Lic. #EVERGRS757MC. The wall stays open until that approval clears.
Backer board goes up first, then a fully bonded membrane carried into every corner, seam and pipe before the pan ever gets set, and tile only starts climbing the walls once all of that has cured completely. There is no shortcut through this stretch. Thinset has to sit for its full cure before grout goes on top of it, and grout itself needs several more days before anyone can safely run water in the room, time that the materials dictate on their own regardless of any date we would prefer.
Finish work brings the room back together: the vanity and toilet get set, the mirror and shower trim go up, the exhaust fan is wired and tested, and paint with trim carpentry rounds everything off. We then walk the finished room with you, checking it against the estimate you signed off on. In most Fishers Landing households the toilet and sink are back in daily use several days before the shower is cleared, since the shower still needs its own time for the tile to finish curing.
The shower is the one fixture that stays out of commission for the full stretch of the job, since it needs demolition, a new membrane, tile, and real time to cure before anyone can step into it. The toilet and sink are a different story and typically return to service well before that point, often with several days of overlap where you have running water but no shower. Tell us at the walkthrough that this is the only bathroom in the house and we will build the day-by-day schedule specifically around getting those two fixtures back online as early as the sequence allows.
Yes, and it is one of the more common requests we get in this neighborhood’s townhomes and single-family homes alike, most of which still have the same builder-installed tub the house shipped with in the 1990s or 2000s. The conversion means relocating the drain, waterproofing the entire wet area to current standards, and in nearly every case running new tile up the walls. Pulling that original tub is also when we usually find what it has been hiding underneath: a patch of subfloor softened by years of splash water or a slow overflow nobody noticed, since a builder-grade tub surround was rarely sealed as well as what goes in today.
More often than not, a wax ring gave out at some point without anyone noticing, and every flush since has pushed a little more moisture down into the wood below. On its own it is a straightforward fix once the toilet is pulled and the floor is open, though the repair bill only grows the longer that leak keeps running unseen. A photo of the spot, along with a rough sense of when the house was built, tells us most of what we need before we ever lift a board.
Relocating plumbing, opening up wiring, or putting structural framing back together after water damage, any of those three triggers a permit. Since Fishers Landing is part of the City of Vancouver rather than unincorporated Clark County, the paperwork goes through the city’s Community Development Department, with an online filing system at cityofvancouver.us/permits and a physical counter inside City Hall on West 6th Street for anyone who would rather not do it online. Evergreen Remodeling holds Washington contractor registration WA Lic. #EVERGRS757MC, so we are the ones pulling that permit and standing for every inspection, not you. Swap fixtures in place with nothing structural changed, and a permit usually is not needed at all.
Usually, yes, and the age of these houses works in your favor more than it does in an older neighborhood. A step-free base needs its pan to start lower than the surrounding floor, and in a townhome or single-family home framed on standard joists sometime in the 1990s or 2000s, getting there is a matter of notching down through that one bay or building the rest of the floor up to meet a dropped pan, not a full structural overhaul. Shared-wall construction adds one extra wrinkle worth flagging early: if the shower backs onto a neighbor’s wall, we confirm what is already running through that cavity before we cut into it. A quick look from below, where there is a crawlspace, or a small test opening from above tells us which route your particular floor needs.
Grout and tile are what you touch, not what keeps the wall dry. Underneath both, we bond a sheet or liquid membrane straight over the backer board and tie it into every corner, seam and pipe opening so there is no gap anywhere for water to find. Skip that layer and lean on backer board by itself, and the wall eventually takes on water the same way any gypsum product does, just on a longer clock. That missing membrane is the single most common shortcut we run into when we open up a bathroom nobody has touched since the original builder closed it up twenty or so years ago.
It is, and the age of the house doesn’t change that. Builders in the 1990s and 2000s installed fans sized to pass inspection, not to actually dry a room out fast, and two or three decades of daily use since then has only made that original unit weaker, never stronger. When a fan can’t keep up, especially one venting into the attic space over a shared wall instead of straight outside, the bathroom holds onto moisture long after the water is off, which is exactly the condition that breeds rot in the framing and mildew behind a vanity. None of the fix is expensive: match the fan to the room, send its duct all the way to open air, and put it on a humidity sensor instead of a plain switch, all while the walls are already open and none of it costs much to do right now.
A full gut and rebuild rarely finishes in under two to three weeks, and the honest reason has almost nothing to do with carpentry: tile adhesive and grout both need real days to harden, and the city still has to schedule its own look at the rough-in before the next step can start. The upside of working in a neighborhood this young is that we usually aren’t fighting decades of unknown damage the way we would in an older house, so the schedule holds steady unless a garage transition or a shared wall surprises us once it’s opened. Your quote comes with an honest day count attached to your specific scope, and when a house only has the one bathroom, that plan is built to get the sink and toilet working again well ahead of the shower.
Our shop sits on SE 184th Ave in east Vancouver, close enough to Fishers Landing that most calls here barely register as a drive. We remodel bathrooms throughout the neighborhood: the townhome and single-family communities around Fisher’s Creek and its Hiddenbrook pocket, the newer construction filling in north of Highway 14 in the Village at Fisher’s Landing, and the streets ringing the retail corner at Fisher’s Landing Plaza, anchored by Fred Meyer and New Seasons Market near SE 164th and SE 15th. The neighborhood takes its name from Solomon Fisher, who filed a donation land claim here in the early 1850s and ran a riverboat landing on the Columbia near the foot of 164th Avenue, a stretch of riverfront now marked by a small park and beach rather than any working dock. We also cover the streets near the C-TRAN transit center on 164th, and on through the rest of east Vancouver toward the county line.
Three of the 50 reviews on our Google profile, in the homeowners' own words.
David's work was terrific. Repaired a rotted out structural framing issue in a bathroom and replaced (and resized!) a window in the same space. He initially quoted a two day job but was able to finish in a single day. Dedicated! Will be using him again.
Joe H.Bathroom framing repair
Evergreen crew installed three skylights for us. Once we opened the ceiling there was more to do than expected and they handled it without drama. Clean work, fair price, and they cleaned up after themselves.
Foad M.Three skylights
David the owner came by for a quote and was able to get us scheduled right away. The communication was great with his team and the guys were on time and very professional. Would highly recommend.
Scott G.Kitchen nook bench
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Built for the wet side of the river.
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Oregon CCB #262707 · WA Lic. #EVERGRS757MCEvergreen Renewal Services LLC
505 SE 184th Ave Unit 320
Vancouver, WA 98683
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