General Contractor and Remodeling in Magnolia, TX
Remodeling, additions, roofing and AC for Magnolia homes on small lots and big acreage alike. Most Magnolia addresses sit outside city limits, so we confirm whose rules apply to your home before you get a price.
Free written estimates. Clear, frequent updates from the first call to the final walkthrough.
Small Lots to Big Acreage Across Magnolia
Only a small part of Magnolia is inside city limits. Most homes with a Magnolia address are out in unincorporated Montgomery County, plenty of them on acreage, and the rules change at the city line. Inside it, remodels, repairs and new structures need a city permit. Outside it, the county steps in for additions, new enclosed buildings, floodplain work and septic changes. You'll know which side your home is on before we price the job.
Every Magnolia project starts with a site walk. You get a detailed price in writing, sign off on each material and finish before work begins, and get photo updates all the way to the final walkthrough. We coordinate every trade, and licensed trades are done by licensed subcontractors.
- Your address checked first. City limits or county, you'll know whose rules apply before you get a 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 Magnolia
From kitchens and baths to additions, roofs and AC, every residential service we offer is available across Magnolia, in town and out on acreage. We coordinate every trade, and licensed trades are done by licensed subcontractors.
Kitchen Remodeling
Opening up a 1980s kitchen in Stagecoach Farms or building out a big kitchen in an estate home, we plan the layout, cabinets, countertops and lighting with you, then coordinate the plumbers, electricians and installers through the finish.
Bathroom Remodeling
Walk-in showers, double vanities, soaking tubs and tub-to-shower conversions, from a hall bath in Woodland Oaks to a primary suite on acreage. You pick the tile and fixtures before demo, and licensed plumbers handle any new plumbing.
Whole Home Remodeling
Updating an older Magnolia home all at once? We plan the kitchen, baths, floors and paint as one project with one schedule and one price in writing, so you aren't living through four separate remodels.
Home Additions
Bedrooms, primary suites, sunrooms and game rooms built to match your house. On acreage outside city limits, we line up the county Development Permit, check the floodplain and plan around the septic system before construction starts.
Roofing
Big roofs on acreage homes take a beating from sun and storms. We repair leaks and replace shingle, metal and tile roofs, and we photograph everything we find so you can see the damage for yourself before deciding.
HVAC
AC replacement, new ductwork and heating repairs for Magnolia homes of every size, done by licensed HVAC contractors. Inside city limits, the city permit is part of the job, ductwork included.
Flooring
Tile, hardwood, engineered wood and luxury vinyl plank for one room or the whole house. We check the slab or subfloor and level it first, so the new floor lies flat and stays that way.
Concrete
Long driveways, circle drives, patios and walkways with broom, stamped or stained finishes. A new driveway onto FM 1488 or FM 1774 needs a TxDOT access permit, and we line that up before the pour.
Deck Building
Wood and composite decks, covered patios and pergolas made for big backyards. If your HOA reviews outdoor structures, the way High Meadow Ranch does for anything with a roof, we prepare the plans it asks for.
More Services in Magnolia
Magnolia Permits and Approvals
Inside city limits, out in Montgomery County or in a deed-restricted neighborhood, each has its own sign-off. Here's what to expect.
You don't need to sort this out yourself. At the site walk, we tell you which of these apply to your project.
Inside City Limits
The City of Magnolia requires a permit for remodels and repairs as well as new structures and additions, with separate permits for electrical, plumbing and HVAC work. Work that starts before the permit is issued is charged a double fee.
Contractors Register First
Before the city will issue a permit, home builders and general contractors must register with the City of Magnolia and carry at least $1,000,000 in insurance. Registration is free.
Even Ductwork Needs a Permit
Inside city limits, AC and heating work needs its own HVAC permit, and that includes replacing ductwork by itself. The licensed HVAC contractor pulls it.
Fences
Inside city limits, a new fence needs its own city permit. In High Meadow Ranch, new and replacement fences also need the architectural committee's approval.
Outside City Limits
In unincorporated Montgomery County, a new roof needs no county permit. An addition or new enclosed building needs a county Development Permit, and so does digging or grading in the 100-year floodplain. Septic changes need a county permit too.
Neighborhood Approvals
High Meadow Ranch's architectural committee reviews additions, exterior color changes, new siding, fences, pools and driveways, and has up to 60 days to decide. Lake Windcrest has its own architectural control committee. We plan the review into your schedule.
Permit requirements can change. We verify current requirements with the applicable authority before work begins.
Not sure if your home is inside Magnolia city limits? Tell us what you're planning and we'll check before the site walk.
Magnolia Projects Where the Rules Matter
On these jobs, Magnolia's city, county or HOA rules shape the plan from the start. Each card links to the full service page.
AC and Ductwork in Town
Inside city limits, a new AC or heating system needs a City of Magnolia HVAC permit, and so does swapping out old ductwork on its own. The licensed HVAC contractor pulls it, and we schedule the rest of the job around the city's inspection.
Additions on Acreage
Out in unincorporated Montgomery County, an addition needs a county Development Permit, and so does building in the 100-year floodplain. If the addition touches the septic system, that change needs its own county permit, so we check all three before plans are drawn.
Covered Patios and Pergolas
In High Meadow Ranch, anything with a roof needs the architectural committee's approval first, and the committee has up to 60 days to decide. Inside city limits, a new structure needs a city permit as well. Both go at the front of the schedule.
Magnolia Areas and Communities We Serve
We work all over Magnolia: in town along FM 1488 and FM 1774, in established neighborhoods like Westwood and Woodland Oaks, and on acreage and estate properties like High Meadow Ranch and Lake Windcrest. If your neighborhood has an architectural committee, bring its rules to the site walk.
Some homes in Sterling Ridge, a village of The Woodlands, have Magnolia addresses. Those are covered by The Woodlands Township's standards.
- Clear Creek Forest
- Downtown Magnolia
- Durango Creek
- Hidden Lake Estates
- High Meadow Ranch
- Indigo Lake Estates
- Lake Windcrest
- Lakes of Magnolia
- Mostyn Manor
- Sendera Ranch
- Stagecoach Farms
- Thousand Oaks
- Westwood
- Woodland Lakes
- Woodland Oaks
- And others nearby
You get a detailed price in writing after the site walk. The estimate is free.
Magnolia Project Questions, Answered
Can you build an addition on my Magnolia acreage?
Yes. We build bedrooms, primary suites, sunrooms and game rooms that match your home. Outside city limits, we handle the county Development Permit and check the floodplain and septic system before construction. Our home additions page shows how a project runs.
Do I need a permit to remodel in Magnolia?
Inside city limits, yes. The City of Magnolia requires a permit for remodels and repairs as well as new structures and additions, and it builds to the 2021 International Codes and the 2023 National Electrical Code. Outside city limits, Montgomery County doesn't enforce building codes on single-family homes, but additions, floodplain work and septic changes still need county permits.
Does replacing my AC or ductwork need a permit in Magnolia?
Inside city limits, yes. The city requires an HVAC permit for a new system, and for duct replacement even on its own. The licensed HVAC contractor pulls it. Our HVAC page covers what a replacement includes.
How do I know if my home is inside Magnolia city limits?
Your Montgomery Central Appraisal District record shows it. Search your address, and if the City of Magnolia appears among the taxing units, your home is in the city. Not sure? We'll look it up before we come out.
Does High Meadow Ranch need to approve my project?
For most exterior work, yes. The architectural committee reviews additions, exterior color changes, new siding, fences, pools, driveways and anything with a roof, and it has up to 60 days to act. We put together the plans it asks for and build that time into your schedule.
Which Magnolia neighborhoods do you work in?
All over Magnolia, from older homes in Woodland Lakes and Stagecoach Farms to Westwood and Clear Creek Forest, and estates in Lake Windcrest and High Meadow Ranch. Don't see yours? Call (281) 516-8515 and ask.
Get a Free Estimate in Magnolia
Tell us about your project. After we walk the property, you'll get a detailed price in writing that accounts for any city, county or HOA approvals. No cost. No pressure.
- (281) 516-8515
- Text us a photo of your project
- 1097ConstructionLLC@gmail.com
- Serving Greater Houston
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