Areas We Serve
Bellaire is its own city, with its own building department and its own floodplain rules. Knowing how that process actually runs is the difference between a project that moves and one that sits at the permit desk.
Most of Bellaire was built out in the decades after the war — solid single-story homes on lots that are generous by inner-loop standards. Those houses were built for a different way of living, and most of the work we do here is bringing them forward: opening up the back of the house, adding a second story, or taking a dated floor plan down to the studs and starting again.
What makes Bellaire different isn't the construction. It's everything around it.
People often assume Bellaire is a Houston neighborhood. It isn't. It's an independent municipality with its own building department, its own submittal requirements, and its own inspectors. A permit for a Bellaire remodel does not go through Houston, and a contractor who only works the Houston process will find that out the slow way.
We plan for it from the start — drawings prepared to what Bellaire actually asks for, and a timeline that reflects their review, not a guess.
Bellaire has flooded, and the city enforces its floodplain rules carefully as a result. The threshold that matters is substantial improvement: once the value of the work reaches roughly half the value of the existing structure, the whole house has to meet current elevation requirements — not just the part you're touching.
That single line decides whether your project is a remodel or a rebuild. It needs answering before anyone draws a plan, not after. On a Bellaire property it's the first thing we look at, because getting it wrong late is the most expensive mistake available.
What We Do Here
Second stories and rear additions on post-war Bellaire homes, planned around lot coverage and setback limits before design starts.
Taking a dated plan back to the studs — with the substantial-improvement question settled up front.
Opening closed post-war kitchens into the living space, including the structural work that usually requires.
Primary suites and additional baths, waterproofed properly for the Gulf Coast climate.
Ground-up builds where the existing structure no longer justifies keeping, permitted and elevated correctly.
Recent projects across Bellaire, West University, the Heights, and the rest of the inner loop.
Also servingThe HeightsWest UniversityMemorialMontrose
How It Works
01
We establish what Bellaire will allow on your lot and whether the work crosses the substantial-improvement threshold — before drawings, so the budget is built on the real project.
02
A written scope, a line-item estimate, and a realistic schedule. Matt is on site rather than behind a desk, with the same small group of vetted subs on every job.
03
Through Bellaire's inspections and into a final walkthrough — punch list closed out before we call it finished.
Bellaire, TX · Veteran-Owned · Est. 2020