General Contractor and Remodeling in Galveston, TX
Remodeling, roofing, siding and repairs for Galveston homes, from historic houses in the East End and Silk Stocking districts to raised beach houses on the West End. Every job is planned around the island's windstorm, floodplain, beachfront and historic district rules.
Free written estimates. Clear, frequent updates from the first call to the final walkthrough.
Building and Remodeling on the Island
Galveston asks more of a remodel than anywhere else we work. Roofs and siding need a state windstorm certificate, homes near the beach need a beachfront construction certificate, historic houses go through the Landmark Commission, and flood zones decide how a damaged or improved home has to be rebuilt. We plan for all of it before you get a price.
Island homes take a beating from salt air, wind and humidity, so we choose materials and fasteners with that in mind. You get a site walk, a detailed price in writing, every material and finish confirmed before work starts, and photo updates through the final walkthrough. We coordinate every trade, and licensed trades are done by licensed subcontractors.
- Island rules planned in. Windstorm, beachfront, flood and historic reviews sorted before your price.
- Every material and finish in writing. Confirmed with you before work starts.
- Updates with photos. You know what got done and what comes next.
Remodeling and Home Services in Galveston
Kitchens, baths, flooring, painting, roofing and every other residential service we offer is available across the island. We coordinate every trade, and licensed trades are done by licensed subcontractors.
Kitchen Remodeling
From a kitchen in a historic East End house to a beach house kitchen built for weekend crowds, we plan cabinets, countertops and lighting with you and choose materials that stand up to humidity.
Bathroom Remodeling
Walk-in showers, tub-to-shower conversions and new tile, plus durable finishes for beach house baths that see sand and wet towels all summer. Licensed plumbers handle the plumbing, and you pick every tile and fixture before demolition.
Whole Home Remodeling
Updating a historic home or a raised beach house top to bottom? We plan the kitchen, baths, floors and paint together and sort out the windstorm, flood and historic rules once, up front.
Flooring
Tile and luxury vinyl plank hold up to sand, humidity and wet feet, and engineered wood suits many raised homes. We check the subfloor first, since plenty of island homes sit on piers.
Painting
Interior, exterior and cabinet painting with real prep and coatings chosen for salt air and sun, from Victorian trim to a beach house exterior.
Roofing
Storm repairs and full replacements in shingle and metal, with the windstorm inspection and WPI-8 certificate handled as part of the job.
Custom Carpentry
Built-ins, bookcases and trim restored or rebuilt to match an older home, plus storage built for beach house living. Built-in cabinets for gear, chairs and coolers keep a raised home's living space clear.
Window Tint & Security Film
Solar film from certified 3M installers cuts heat and glare off the water, and security film helps hold broken glass together. UV and privacy film are options too.
Home Additions
Additions and enclosed spaces planned around flood zone rules, windstorm requirements and, in a historic district, the Landmark Commission, before anything is drawn. Enclosed space below a raised home has its own flood rules, so we check them before planning storage down there.
More Services in Galveston
Galveston Permits and Approvals
Galveston layers city, state and historic rules on top of each other. Here's what each one means for a project.
You don't need to sort this out yourself. At the site walk, we tell you which of these apply to your project.
Windstorm Certificates
Galveston requires a Texas Department of Insurance certificate of compliance, form WPI-8, when new construction is finished, and roof replacements and siding work are on the list too. The same certificate is what most homes need to buy a TWIA wind policy.
Contractors Register With the City
Contractors working in Galveston register with the city, carry at least $300,000 in liability insurance and post a $25,000 surety bond. Inspections are booked online, and requests made before 6 a.m. are scheduled the same day.
Beachfront Construction
Within 1,000 feet of mean high tide, or seaward of the first public road if that's farther, construction needs a Beachfront Construction Certificate and Dune Protection Permit, unless the lot is landward of the seawall. Driveways and patios count, and review takes about four to six weeks.
Historic Districts
Galveston has several historic districts, including the East End, Silk Stocking, Cedar Lawn and Denver Court. Exterior alterations and additions there go to the Landmark Commission, which reviews them against the city's Design Standards for Historic Properties.
Flood Zones
If your home is in a flood zone, the city uses FEMA's substantial improvement and substantial damage worksheets to decide when a remodel or repair triggers full flood compliance. In V zones, an enclosure below the base flood elevation needs a signed affidavit.
Permit requirements can change. We verify current requirements with the applicable authority before work begins.
Not sure which of the island's rules apply to your home? Tell us what you're planning and we'll sort it out at the site walk.
Galveston Projects With Their Own Rules
On the island, these are the projects where the rules shape the plan most. Each one links to the full service page.
Roof Replacement
A new roof in Galveston needs a windstorm inspection and a WPI-8 certificate when it's done. We use products and fastening that meet the state's windstorm requirements and schedule the inspections as the work goes.
Siding Repair and Replacement
Siding work falls under the city's windstorm certificate requirement, and on a historic house, exterior alterations go to the Landmark Commission. We match original profiles where we can and plan both reviews before work starts.
Decks and Patios Near the Beach
Close to the Gulf, decks, slabs and other ground-level paving need a Beachfront Construction Certificate, and reinforced concrete isn't allowed in the area nearest the vegetation line. We plan the materials around those rules.
Galveston Areas and Communities We Serve
We work all over the island, from historic homes in the East End, Silk Stocking and San Jacinto neighborhoods to Fort Crockett, Lindale and Bayou Shore, and beach houses on the West End in Pirates Beach, Spanish Grant, Sea Isle and Terramar Beach.
- Bayou Shore
- Cedar Lawn
- Denver Court
- East End
- Fort Crockett
- Kempner Park
- Lasker Park
- Lindale
- Pirates Beach
- San Jacinto
- Sea Isle
- Silk Stocking
- Spanish Grant
- Terramar Beach
- And others nearby
You get a detailed price in writing after the site walk. The estimate is free.
Galveston Project Questions, Answered
Do you remodel historic homes in Galveston?
Yes. We remodel kitchens and baths, repair siding, repaint and restore trim on historic homes in the East End, Silk Stocking and other districts, and plan the Landmark Commission review into the schedule.
Do I need a windstorm certificate for a new roof in Galveston?
Yes. Galveston requires a WPI-8 certificate of compliance, and roof replacements and siding work are on the city's list. The certificate is also what most homes need for a TWIA policy. Our roofing page covers what a replacement includes.
Do I need a permit to build near the beach?
Within 1,000 feet of mean high tide, or seaward of the first public road if that's farther, construction needs a Beachfront Construction Certificate and Dune Protection Permit unless the lot is landward of the seawall. Review takes about four to six weeks.
Does the Landmark Commission need to approve my project?
If your home is in a historic district, exterior alterations and additions go to the Landmark Commission, which reviews them against the city's Design Standards for Historic Properties.
My home was damaged in a storm. What do I need to know?
If repairs or improvements are substantial compared with the home's value, the city may require the home to meet current flood rules. The city uses FEMA's substantial damage worksheet to decide, so we look at it before pricing the work.
Which Galveston neighborhoods do you work in?
All over the island, from the East End, Silk Stocking and Denver Court to Fort Crockett, Lindale and the West End beach communities. Don't see yours? Call (281) 516-8515 and ask.
Get a Free Estimate in Galveston
Tell us what you're planning. We'll walk the site, sort out the windstorm, beachfront, flood and historic rules, and send a detailed price in writing. No cost. No pressure.
- (281) 516-8515
- Text us a photo of your project
- 1097ConstructionLLC@gmail.com
- Serving Greater Houston
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