Est. 2003
General contractor in Woodstock, GA.
Our office is on Hickory Flat Highway and we have worked as a licensed general contractor in this town since 2003. Woodstock's houses are now old enough to need more than one trade at a time, and that is the work this page is about: whole-home renovations, additions and the structural changes that come with them.
Residential general contractor · Woodstock, GA
Whole-house projects in Woodstock, run from around the corner.
Towne Lake, Eagle Watch and Deer Run were built in a hurry through the 1990s, and thirty years on their kitchens, baths, decks and floor plans are all due at once. Downtown's older cottages need the same thing with more structural surprises. We take the whole scope under one contract: the engineering, the permit with the city or Cherokee County, every trade, and one schedule that accounts for the inspections.
Georgia residential contractor license, general liability and workers' comp, fixed line-by-line pricing, a photo from the site every working day, and a one-year written warranty on the whole project.
Know your house
Three kinds of whole-house project in Woodstock.
The housing stock decides the scope before you do. These are the three projects we run most often here.
The everything-at-once renovation
Original kitchen, original baths, a deck on the wrong ledger and a wall between the kitchen and the family room that everyone wants gone. One permit, one schedule, one number.
Addition plus the rooms around it
A primary suite over the garage or a family room off the back, with the kitchen and the HVAC that have to change to serve it. An addition is rarely just an addition.
Structural first, finishes second
The older houses off Main Street come with undersized framing, settled foundations and knob-and-tube surprises. Engineering and a whole-house electrical plan come before anyone picks tile.
What we take on
Whole-house scopes for Woodstock homes.
Whole-Home Renovation
Additions & Second Stories
Structural & Load-Bearing
Kitchens & Baths Together
Basements & Lower Levels
Porches & Outdoor Living
Included in every project
One contract, every trade.
- Scope review & fixed-price proposal
- Permit application & inspections
- Structural engineering where required
- Demolition & haul-off
- Framing & load-bearing changes
- Plumbing, electrical & HVAC
- Insulation & drywall
- Kitchen & bath installation
- Flooring, trim & paint
- Exterior tie-ins & siding
- Daily cleanup & job-site photos
- One-year written warranty
Local conditions
What Woodstock housing stock brings to the job.
Most of the city's houses went up between the late 1980s and the mid 2000s, which means one generation of builder shortcuts is now everyone's renovation list. Deck ledgers bolted through siding without flashing, poly-B plumbing in the pre-1995 streets, undersized headers over openings that were widened later, and HVAC systems sized for a house that has since gained a finished basement. We look for all of it on the first walk, because each one is a line on the proposal.
The other thing Woodstock houses share is a wall people want removed. The kitchen-to-family-room wall in a Towne Lake floor plan is almost always load-bearing, and removing it is a beam, a stamped engineering letter and a permit, not a Saturday. Cherokee County and the city both expect the engineering with the application.
Then there is the question of which office. Plenty of homes addressed Woodstock sit outside the city limits in unincorporated Cherokee County, and the answer decides who reviews the plans. On a county parcel it also adds an inspection between rough-in and drywall, which belongs on the schedule from the start rather than turning up as a delay.
How we work here
The sequence for a Woodstock whole-house project.
Walk the whole house
Not one room. Structure, mechanicals, the deck ledger, the panel, what the permit will cover and what the inspector will want to see.
Engineer what needs it
Beams for the wall everyone wants gone, headers, foundations for an addition. Stamped drawings before anything is priced, because the engineering sets the cost.
One fixed-price proposal
Every trade, allowance and permit on one line-by-line proposal, with the schedule built around the city or county inspections.
Confirm the office, pull the permit
City Building and Safety Division or Cherokee County Development Service Center, decided by the parcel. We file under our license and schedule every inspection.
Build it, photographed daily
Demolition, structure, rough-ins, the county insulation inspection where it applies, then drywall, finishes and the final. The site is minutes from our office, so somebody from here is on it constantly.
Permits
Who issues your permit, Woodstock or Cherokee County.
Renovation permits here come from the Building and Safety Division inside Community Development, but only if the house is actually in the city. A great many Woodstock addresses are not, which is why the city maintains a Do I Live in the City map. Those parcels permit through the county Development Service Center in Canton instead. A whole-house renovation is permitted work either way: you are altering structure, circuits, mechanical and plumbing, and each of those is reviewed and inspected. An addition adds a site plan and a foundation inspection to the list.
Structural changes are where a whole-house project differs from a room remodel. Removing a load-bearing wall, widening an opening or adding onto the house brings stamped engineering into the application, and both offices expect it with the drawings rather than after a question at inspection. County projects also get an insulation inspection after approved rough-in and before cover, which sits in the schedule as its own step. We handle every application and inspection under our license.
Inside the city limits
City of Woodstock Building and Safety Division, part of Community Development. Permits desk at 770-592-6054. woodstockga.gov
Unincorporated Cherokee
Cherokee County Development Service Center, 1130 Bluffs Parkway in Canton, submitting through the CityView portal. cherokeecountyga.gov
Engineering with the application
Beams, widened openings and additions go in with stamped drawings. Expect it on any project that touches the structure.
We pull it, not you
Application, drawings, engineering and every inspection are part of the contract, whichever office your parcel falls under.
Budget
What a whole-house project costs in Woodstock.
Scope sets it, and structure moves it. A kitchen and two baths done together cost less than the three done a year apart, because the rough-in, the permit and the disruption happen once. A load-bearing wall or an addition adds engineering and a foundation, and those are the lines most likely to move the total.
Every trade, allowance and permit is priced on its own, so the beam, the panel upgrade, the deck rebuild and each finish show up as numbers rather than hiding inside a lump sum. The calculators give you a starting range by room; the proposal replaces them with real lines.
Where the money goes
Structural work and its engineering, an electrical panel that cannot carry the new load, HVAC resizing, and the number of wet rooms opened at once.
Kitchens and baths in one permit
Two or three wet rooms at once is one rough-in, one inspection sequence and one disruption. Cheaper and faster than the same rooms done separately.
Before you sign anything
Homework before the first proposal.
Hiring a home remodeling contractor
What to check, what to ask, and what a real proposal looks like.
Read the guide →Custom home builder vs general contractor
Which one your project actually needs, and when the answer is both.
Read the guide →Home addition permits in Georgia
What an addition permit covers and what the inspector will look for.
Read the guide →How to compare contractor quotes
Why two quotes for the same job differ by tens of thousands.
Read the guide →Remodeling cost calculators
A starting range by room, before anyone visits.
Open the tools →Where we work
Woodstock & south Cherokee.
All remodeling services in Woodstock · Areas we serve · General contractor overview
In their words
Reviews from whole-house projects.
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.
Good questions
Hiring a general contractor in Woodstock, answered.
Are you a licensed general contractor?+
Yes. We hold a Georgia residential contractor license and carry general liability and workers' compensation on every job. Permits are pulled under our license and our name goes on the inspection card, with the city or Cherokee County depending on the parcel.
Can you remove the wall between our kitchen and family room?+
In a Towne Lake floor plan that wall is almost always load-bearing, so yes, with a beam, a stamped engineering letter and a permit. We engineer it before we price it, because the beam size sets the cost, and we do it as part of the kitchen rather than as a separate project.
Do I permit with Woodstock or with Cherokee County?+
Run the address through the city's Do I Live in the City map. Inside the limits it is the Building and Safety Division; outside, the Development Service Center in Canton, which adds the insulation inspection. Georgia's code applies either way, so what changes is the office and a couple of steps. We settle it before drawings begin and file whichever applies.
Can we stay in the house during a whole-home renovation?+
Usually. We sequence the work so a kitchen or a bath stays usable as long as possible, contain dust by zone and clean up daily. A project that opens every wet room at once sometimes goes faster with the house empty, and we tell you when that is true rather than guessing.
How long does a whole-house project take in Woodstock?+
Engineering and the permit first, then the build. A kitchen and two baths together run longer than a kitchen alone but shorter than the three done separately, and an addition adds foundation and framing time. Your fixed-price proposal carries the schedule, inspections included.
Woodstock & nearby
What will your Woodstock project cost?
Tell us what you want to change about your Woodstock house and we will come back with one fixed-price proposal covering every trade, line by line.
- ✓ Whole-home renovations
- ✓ Additions & structural work
- ✓ Permits & inspections
- ✓ Fixed pricing, line by line