Est. 2003
Bathroom remodeling in Cumming, GA.
Most houses with a Cumming address went up in Forsyth's growth years, from the mid-1990s to 2010. Their primary baths came off a production builder's option sheet. We take those rooms down to the subfloor and the studs and rebuild them.
Bathroom remodeling contractor · Cumming, GA
Primary bath remodels in Cumming and south Forsyth homes.
Most primary baths we remodel in Windermere, James Creek and off Bethelview Road are the builder's original rooms, twenty-odd years old. We rebuild them around a large walk-in shower and a double vanity with storage. Where there is space, a freestanding tub goes in too.
We remodel primary baths, and we add the other baths in the house to the same job as a package. If you live at home during the work, we schedule it around the showers. The primary comes apart first while everyone uses the hall bath, and work on the hall bath waits until the primary is back in service. A basement bath can go ahead at the same time, since nobody upstairs depends on it.
Bath remodel types
Three kinds of bathroom remodel in Cumming.
In a house from the Forsyth build-out, the builder's floor plan affects the scope more than the tile you pick. We start each design from that floor plan.
One walk-in shower in place of the tub and stall
The deck tub under the window comes out, and a tiled walk-in shower takes its footprint. It often joins the old stall space, so the new shower runs the width of the room. The work stays inside the primary bath and the vanity wall stays put, which limits the plumbing changes to the shower and tub drains.
A full gut with a new layout
We open the walls and move the toilet into its own compartment. A double vanity goes on the longest wall and a freestanding tub where the light is best. Every supply, drain and vent run is new. So is the exhaust duct, which we trace to the outside of the house.
The primary bath and the other baths on one permit
Besides the primary, a four-bedroom Forsyth two-story often has a shared bath upstairs and space for another in the basement. Added to the primary bath job, they go on the same permit and the same tile order. You make the selections for every room in one meeting.
What we build
Every part of a Cumming bathroom remodel.
Primary Bath Remodels
Walk-In Showers
Soaking & Freestanding Tubs
Double Vanities
Multi-Bath Packages
Fixtures, Tile & Lighting
Included in every bathroom
One fixed price for every trade in the bathroom.
- Design, layout & selections
- Permit application & inspections
- Demolition & haul-off
- Plumbing by licensed, insured specialists
- Electrical, lighting & ventilation
- Shower pan & waterproofing membrane
- Custom tile & stone
- Vanities, tops & fixtures
- Tubs, shower glass & niches
- Flooring, trim & paint
- Daily cleanup & job-site photos
- One-year written warranty
Local conditions
Primary bath remodels for 2000s Forsyth County houses.
In a primary bath from this era, the floor is wood subfloor over joists. A floor that held twelve-inch tile for twenty years can still deflect too much under a 24-by-48 porcelain slab. We check the joist span and the subfloor thickness on the first visit. Where they fall short, we sister the joists or add a second layer of plywood before any large tile is ordered.
The earliest build-out houses can have gray polybutylene supply lines, installed as late as the mid-1990s, while later ones mostly have CPVC or PEX. A jetted garden tub had its own circuit for the pump, and that circuit can sometimes be reused for a heated floor. Builder exhaust fans were often undersized, so we follow the duct to see where it ends.
The water heater in the basement or the garage was sized for the original bath, with one showerhead and a tub. A walk-in with a rain head and a handheld running together needs more hot water, and so does a deep freestanding tub. We check the tank's size and age against your fixtures. If it falls short, we price a larger tank or a tankless heater.
Our process
The sequence for a Cumming bathroom remodel.
Look up the parcel
Before the first visit we check whether your parcel sits inside the Cumming city limits. Inside them, the city permits and inspects the work. Everywhere else, Forsyth County does, and we write the proposal for whichever office applies.
Measure the room and trace the lines
We measure the room and identify the supply lines and drain sizes from the basement, the crawl space or an access panel. We follow the exhaust duct to its end, check the water heater and test the floor for deflection. Those findings go into the plan before you choose tile.
Design and one fixed price
We choose and price the layout, shower size, glass, vanity, tile and fixtures line by line. Any subfloor repair or pipe replacement is shown separately. That is the number you sign, and a change is a written figure you approve before the work happens.
Permit, demolition and rough-in
We file the permit with the office that covers your parcel. Demolition follows, then new supply, drain and wiring, then the rough-in inspection. One of us is there to let the inspector in.
Waterproof, tile, finish, walk it
We flood test the shower pan and membrane before tile goes on. Glass, vanity, fixtures and paint follow, then the final inspection. We walk the punch list with you, and the whole room carries a one-year written warranty.
Permits
Who issues your bathroom permit, Cumming or Forsyth County.
Most houses with a Cumming address are in unincorporated Forsyth County. Those permit through the county's Department of Building and Licensing at 2435 Freedom Parkway. Its Do I Need a Permit? table lists, row by row, which bathroom work needs a permit.
The Interior Addition / Interior Remodel row is a yes, and painting, tiling and trim are a no. Replacing a fixture without altering the piping is a no. Adding or replacing one where the piping changes is a yes. So is a new electrical circuit, which covers a heated floor on its own run.
The county's local amendments to the plumbing code also cap what new fixtures may use, for permits applied for on or after January 1, 2024. Bathroom faucets must be WaterSense labeled at 1.2 gallons per minute, showerheads WaterSense labeled at 2.0, and toilets 1.28 gallons per flush. On a county parcel we choose every faucet, head and toilet to those numbers from the first design meeting.
Parcels inside the city limits permit through the City of Cumming Planning and Zoning department at City Hall. It issues construction permits and inspects the trade work itself. The city keeps separate plumbing, electrical and mechanical permit applications and expects the permit card posted at the house. Inspections there are requested by phone no later than the day before.
The county takes inspection requests by phone, email or its online portal. It will not enter an occupied house without the permit holder or another authorized adult present. We file in either office under our license and are at the house for every inspection.
Inside the city limits
City of Cumming Planning and Zoning Department at City Hall, 100 Main Street. Department phone 770-781-2024. cityofcumming.net
Unincorporated Forsyth
Forsyth County Department of Building and Licensing, 2435 Freedom Parkway, Suite 2100. 770-781-2114. Applications and inspection requests through the Customer Self-Service portal. forsythco.com
What makes it permitted work
In the county, new tile and paint alone need no permit. Moving a drain or supply line, adding a fixture or adding a circuit does. Every primary bath remodel we build involves at least one of the three. forsythco.com
We file with either office
We file with the city or the county, and our plumber and electrician pull their trade permits under ours. One of us is at the house when each inspector arrives.
Budget
What a primary bathroom remodel costs in Cumming.
A primary bathroom remodel typically runs $50,000 to $90,000, depending on layout, tile and fixtures.
In Forsyth County, two baths with the same tile and fixtures can differ widely in price because of the rooms around them. A main-floor primary suite over an unfinished basement lets the plumber reroute drains from below for little extra. For an upstairs bath, the same work means opening and patching the ceiling of the room beneath. A walk-in across the old tub and stall also raises the price, since it takes a lot of tile and a big tempered panel.
In a house from this era, we price the common hidden problems before demolition. Subfloor may need stiffening for large tile, the oldest houses may have polybutylene supply lines, and a tub deck can hide rot. Some exhaust ducts never reached the outside. Each has its own line and price in the proposal, so if one turns up behind the tile you already know what it costs.
What drives the price
The main costs are moving the toilet or shower drain, the walk-in's size and glass, and the tile you choose and how much of it. Floor or supply-line repairs needed before anything new goes in add to it.
The other baths in the house
Adding the upstairs shared bath or the basement bath to the primary bath job puts them on one permit and one schedule. The dumpster, the floor protection and the selections meeting happen once for every room in the package.
Planning guides
Bathroom remodeling guides to read first.
Primary bathroom ideas for 2026
What people are putting in place of the garden tub and fiberglass stall, with the costs attached.
Read the guide →Master bath cost calculator
Put in your shower, tub and finish level and get a starting range before we walk the room.
Open the tool →Building in Cumming and Forsyth County
Written for new construction, but its notes on Forsyth soil tests, hillside lots and walk-out basements cover the houses where we add basement baths.
Read the article →Bathroom permits and rough-in
Which inspections a bath remodel passes through and in what order, useful whether your parcel is city or county.
Read the guide →Financing a renovation in Georgia
How homeowners finance a primary bath or a multi-bath package.
Read the guide →Where we work
Primary bath remodels in Cumming and Forsyth County.
All remodeling services in Cumming · Areas we serve · Bathroom remodeling overview
In their words
Reviews from remodeled bathrooms.
A whopping amount of ZERO stress. You are in truly good hands from start to finish.
Very responsive, patient with our questions, and made suggestions that improved our project.
Exceptional professionalism, expertise, and a genuine commitment to delivering quality service.
Cumming questions
Questions about bathroom remodeling in Cumming.
Which Forsyth County permit covers a primary bath remodel?+
On a county parcel, a Residential Renovations Permit, filed under our license. The plumber and electrician then apply under that same permit, which the county requires of every subcontractor. Inside the Cumming city limits the city issues its own plumbing and electrical permits instead. To see where each inspection lands in the build, read our guide to bath permits and rough-in.
Our garden tub sits under a window. Can the shower go there?+
Yes. The window ends up in a wet wall, so it gets tempered glass if needed and a rebuilt sill pitched back toward the shower. The waterproofing membrane laps up and around the opening. Before the pan goes in, we check the subfloor under the old deck, where a slow tub-drain leak can go unnoticed for years.
Our house is on septic. Does a bath package need county health review?+
Only if it adds a bedroom. Georgia sizes a home septic system by bedroom count, and Forsyth County asks for complete floor plans showing total bedrooms on every home remodel. A package that adds a basement bedroom goes to Forsyth County Environmental Health before work starts. Where the basement slab sits below the gravity line to the tank, the new bath needs an ejector pump, planned from the start.
Does the Windermere or Vickery architectural committee review a bath remodel?+
Rarely for interior work, in those or the other south Forsyth communities. Committees review the outside of the house, so a new or resized window over the tub can need approval before we start. A fan vent cut through the siding can too. Where your covenants limit how long a roll-off container may sit in the driveway, we schedule demolition and haul-off around that rule.
Can the basement bath go into the same job as the primary?+
Yes, because production-built Forsyth houses usually have a bath roughed into the basement slab. Finishing it alongside the primary suite puts both rooms on one permit with one set of selections. We take on a basement bath, an upstairs shared bath or any other secondary bath only as part of a primary bath job. Our bathroom remodeling page lists what a package includes.
Cumming & nearby
What will your Cumming bathroom remodel cost?
Tell us about the primary bath in your Cumming house, or the baths you want done together. We will come back with a fixed price and a realistic schedule, line by line.
- ✓ Primary baths & multi-bath packages
- ✓ Walk-in showers & soaking tubs
- ✓ Waterproofing, permits & inspections
- ✓ Fixed pricing, line by line