Modern Split-Level Remodeling Ideas
for South Sound Homeowners

Focus on high-impact cosmetic changes first: update cabinet hardware to modern brushed nickel or matte black, add a fresh coat of paint in light-reflective colors to combat the typically darker split-level layout, and upgrade lighting with recessed LED fixtures. Cabinet refacing (new doors on existing boxes) costs 30-50% less than full replacement while delivering a dramatic visual update. For split-level entryways, add a custom built-in bench with storage underneath—this addresses the narrow landing problem common in 70s split-levels for around $1,500-$3,000.

Yes, but it requires careful structural planning. Most split-levels have load-bearing walls separating the kitchen from the living room. We can remove these walls by installing LVL (laminated veneer lumber) beams to carry the roof load. The process requires engineering drawings, permits from Thurston County Building Department, and temporary support during construction. Expect 1-2 weeks for the structural work and $8,000-$15,000 depending on span length. The result is a modern open-concept layout that transforms how your split-level lives and feels.

In the South Sound area, split-level kitchen remodels range from $25,000 for cosmetic updates (new cabinets, countertops, appliances) to $60,000+ for full remodels including structural changes like wall removal. The unique challenge of split-levels is the compact footprint—most kitchens are 100-150 square feet, which limits layout options but also reduces material costs compared to larger kitchens. Custom cabinetry runs $25,000-$35,000, while quality semi-custom starts around $12,000. If you're removing walls or adding an island, add $10,000-$20,000 for structural work, permits, and HVAC/electrical modifications.

Choose durable, waterproof materials that can handle the high-traffic split-level landing where everyone enters. Luxury vinyl plank (LVP) is ideal for PNW winters—it's waterproof, scratch-resistant, and handles the freeze-thaw cycles near doorways. Porcelain tile is another excellent choice offering superior durability and easy transitions between the different levels. Avoid hardwood in entryways due to moisture damage from wet shoes and boots. For visual continuity, extend the same flooring from the entryway landing through the main level to make the space feel larger and more cohesive.

Split-levels suffer from visual compartmentalization. Create flow by using consistent flooring across all main-level spaces—this eliminates visual breaks that make rooms feel smaller. Consider vaulting the ceiling in the living room if your roofline allows (common in split-levels built on sloped lots). Replace solid stair railings with glass or cable railing systems to maintain sightlines between levels. Paint everything in a cohesive light palette—white or light gray walls with bright cabinetry reflect natural light and make tight spaces feel airy. Finally, remove upper cabinets on at least one kitchen wall and replace with open shelving or windows to reduce visual weight.

Split-levels present unique challenges but also opportunities. The staggered floor levels complicate plumbing and HVAC routing—running pipes or ductwork between levels often requires creative solutions. Structural complexity is real: load-bearing walls often sit in inconvenient places for modern open layouts. However, split-levels excel at zoning—the built-in separation between sleeping areas and living spaces is actually a modern design plus. The key is working with a contractor experienced in mid-century split-level reconfigurations who understands the typical structural systems of 1970s Lacey and Olympia developments.

Use light-reflective tones throughout to combat the darker feeling common in split-levels with limited windows. Paint all walls in soft whites or light grays (try Benjamin Moore's Simply White or Sherwin Williams' Repose Gray). For lower levels that get less natural light, stick to whites with warm undertones. Use a cohesive color palette across all levels to create visual flow—color changes between levels make the home feel choppy. Add accent walls sparingly: the wall you see when entering (usually facing the front door from the landing) is ideal for a moody blue or warm charcoal to create depth without darkening the space.

Yes, split-levels are excellent candidates for master suite additions. The most cost-effective approach is building over the garage—most 70s split-levels have flat garage roofs perfect for a second-story addition. This creates a private master retreat separated from the main living areas. Alternatively, rear extensions work well if your lot allows, typically adding 300-400 square feet for a bedroom, bath, and walk-in closet. Internal reconfiguration is another option: convert the upper-level bedrooms into one large master suite by combining two smaller bedrooms. Expect $80,000-$150,000 for an over-garage addition and $50,000-$80,000 for internal reconfigurations including bathroom additions.