Cedar Mill Property Repair takes care of the small bathroom jobs that don't call for a tear-out: new caulk around tubs and showers, shower doors that stick or drip, plus hanging a mirror, a medicine cabinet or a towel bar. We're serving bathrooms across Cedar Mill, Bethany and Beaverton, plus the pockets nearby. Around Portland, redoing the caulk on one tub costs $150-$400, labour only (that's the November 2026 market spread, not our quote yet) . A phone shot of the tub joint sent to gets you a price.
Slava personally has 7 years at this kind of repair, hands-on.
Which bathroom jobs count as a refresh?
The layout stays as it is. Stripping walls to the studs, retiling or changing the tub is a bathroom remodel, and pulling the tub out in favour of a walk-in shower belongs under tub-to-shower conversion. What we cover on this page:
- tub, shower and sink caulk, cut out and redone;
- fresh grout, a couple of reset tiles, a patched surround panel;
- shower door fixes, or a new framed or frameless door;
- towel bars, paper holders, hooks and shelves;
- mirrors and medicine cabinets;
- a vanity cabinet and its top;
- paint, within the limits further down.
The vanity has a legal catch. Oregon's State Plumbing Board rules that changing out a bathroom sink or its faucet is plumbing, a job reserved for plumbing contractors. So the supply lines and drain get connected by a plumber, while we handle the cabinet, top and mirror . Regrouting needs no permit in Oregon; adding a bath fan does, so fans aren't offered here.
What do small bathroom fixes cost around Portland?
Figures below are Portland-metro market estimates gathered in November 2026; none are invoices of ours yet.
| Job | Basis | Range | Typical |
|---|---|---|---|
| Re-caulk a tub or shower stall | labour only | $150 to $400 | $250 |
| Grout, loose tile or panel fix | labour only | $300 to $1,500 | $700 |
| Hang a new shower door | labour only; the door is extra | $300 to $900 | $500 |
| Shower door rollers, seals, hinges | labour only | $150 to $450 | $250 |
| Towel bars, hooks, shelves | labour only | $120 to $450 | $250 |
| Mirror or medicine cabinet | labour only | $150 to $450 | $250 |
| Vanity cabinet and top | labour only | $400 to $1,200 | $700 |
| Full one-room refresh | with materials, per room | $1,500 to $7,000 | $3,500 |
The whole-room price includes materials; single jobs are time only. Expect a higher number for three stacked layers of old silicone, a bent slider track instead of worn wheels, or a heavy mirror with no stud behind it. Once a bathroom job tops $2,000, Oregon wants the agreement on paper, signed; see what one has to include. Hourly labour and our minimum call-out charge live on the pricing page.
How do you know a tub needs new caulk?
It's time when a fingernail fits into a gap, dark spots return days after scrubbing, the bead peels away from the tile, or it squishes under your thumb.
Tubes of sealant advertise long lives, but a shower used every morning wears through it sooner . Wet west-side winters make it worse. If the fan runs two minutes and the window stays closed all winter, that seam never dries out, and mildew settles in under it.
What's the right way to redo tub caulk?
New silicone won't bond to old silicone, so every bit of the old bead has to go first. How we do it :
- Cut the old bead out and clean off the film it leaves with solvent.
- Kill the mildew, then give the seam a night to dry.
- Stuff foam backer rod into anything wider than a pencil.
- Fill acrylic and fiberglass tubs with water first, so the seam is open as far as it goes when it's sealed.
- Lay pure silicone or a hybrid, smooth it with a tool, and keep everyone out of the shower until it has set.
Why caulk and not grout along the tub? A tub flexes as it fills and as you step in. Grout can't bend, so it cracks there.
What if the tile feels spongy above the tub?
Then fresh caulk won't solve it. Push on the tile a hand's width over the tub. Give in the wall, tiles that rock, or a musty smell in a clean room all mean water has been working in behind the surround.
Cracked grout, two or three loose tiles or a split acrylic panel is repair work we take on. Soft backer board or rot is not; the wall has to come open, which makes it a remodel. Lots of tubs on this side of the West Hills still sit in the surround put in when the house was framed, back in the 1960s, 70s or 80s .
Is it worth fixing an old shower door?
Usually. Sliding and hinged framed doors take new wheels, guides, sweeps, magnet strips, hinges and handles , for a fraction of a new door's cost.
A new door makes sense once the track is kinked or eaten through, the frame has twisted, or the glass has a chip; tempered glass can't be fixed. Bathroom walls are seldom plumb, so a new frame gets shimmed or scribed. Its bottom track is sealed on the outside edge only, which leaves the weep holes free to drain .
Who installs mirrors, medicine cabinets and vanities?
Mirrors and surface cabinets we hang ourselves. Heavy glass goes on studs or on anchors rated for its weight. A recessed cabinet means cutting into the wall, so we look inside the cavity for pipes and cable before sawing. Lit mirrors are plug-in or battery types only .
A vanity splits between carpentry and plumbing. We place the cabinet, level it, scribe it to the wall, fix it down and set the top. A plumber connects sink, faucet and drain. Ask early where the old vanity goes, since hauling isn't something we do ; the rest of that list is spelled out under what we don't do.
Why do towel bars keep pulling out, and can you paint?
They come loose because they were hung on bare drywall with plastic plugs and carry a wet towel every day. We shift them onto a stud, put blocking in, or repair the drywall and remount.
Steam makes bathroom paint flake, and scraping is where Oregon's lead rules apply. Before any sanding, we ask when the house was built and hold the prep below that limit .