General Contractor and Remodeling in Pearland, TX
Kitchens, baths, roofing, fences and outdoor projects for Pearland homes, from Southdown and Sunrise Lakes to Silverlake and Shadow Creek Ranch. We line up the city permits, floodplain rules and state windstorm inspections before work starts.
Free written estimates. Clear, frequent updates from the first call to the final walkthrough.
Remodeling Pearland Homes, Southdown to Shadow Creek
Pearland is mostly in Brazoria County, with pieces in Harris and Fort Bend, and the county line matters more here than in most Houston suburbs. Brazoria County is one of Texas's coastal counties, where a roof replacement or other major work needs a state windstorm inspection for the home to qualify for TWIA wind coverage. Inside city limits, the City of Pearland also permits remodels, repairs and fences.
With us, a Pearland project starts at your kitchen table with a site walk. Next comes a detailed price in writing, then your sign-off on every material and finish before work starts, and photo updates all the way to the final walkthrough. We coordinate every trade, and licensed trades are done by licensed subcontractors.
- City and windstorm rules covered. You know which permits and inspections apply before you get 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 Pearland
Kitchens, baths, flooring, roofing, siding and every other residential service we offer is available across Pearland. We coordinate every trade, and licensed trades are done by licensed subcontractors.
Kitchen Remodeling
From an original 1980s kitchen in Southdown to a newer open plan in Shadow Creek Ranch, we plan cabinets, countertops, tile and lighting with you, then coordinate every trade through the final walkthrough.
Bathroom Remodeling
Walk-in showers, tub-to-shower conversions, new vanities and tile for hall baths and primary suites. Licensed plumbers handle the plumbing permit, and you approve every tile and fixture before demolition.
Whole Home Remodeling
Updating several rooms at once? We plan the kitchen, baths, floors and paint as one project, with one schedule, one written price and the permits filed together, so you aren't living through one remodel after another.
Flooring
Luxury vinyl plank, engineered wood, hardwood and porcelain tile, installed after we check the slab or subfloor and level it where needed. Replacing carpet on the stairs too? Treads and nosings go into the same written price.
Roofing
Hail and wind repairs and full replacements in shingle and metal, with photos of every problem area. On the Brazoria County side, the windstorm inspection is part of the job.
Painting
Interior, exterior and cabinet painting with scraping, patching and priming first, and every color and sheen confirmed in writing. Refinishing the cabinets in a new color costs far less than replacing them.
Siding & Stucco
Fiber cement, vinyl and wood siding plus stucco repair. On the Brazoria County side, re-siding can count as major work for a windstorm inspection, so we plan for it up front.
Concrete
Driveways, patios, walkways and slabs with broom, stamped or stained finishes. In the floodplain, fill and grading need a city permit, so we check before the dirt work starts.
Custom Carpentry
Built-ins, closet systems, home office cabinetry and trim, measured in your home and built to fit the space, from a mudroom bench by the garage door to a full wall of shelving.
More Services in Pearland
Pearland Permits and Approvals
City permits, floodplain rules and state windstorm inspections can all apply to one Pearland project. Here's how each one works.
You don't need to sort this out yourself. At the site walk, we tell you which of these apply to your project.
City Permits
Inside city limits, the City of Pearland requires a construction permit to build, add on, remodel or repair, and for electrical, plumbing and mechanical work. Contractors register with the city online before they can apply.
Fences
A fence inside city limits needs a city building permit, and the application has to come from a registered contractor, or from a homeowner on their own homestead. The city reviews it against its codes and FEMA's floodplain rules.
Floodplain Permits
In the floodplain, you need a city permit to build, rebuild, add onto or improve a home, and to bring in fill, regrade or excavate. New and improved buildings and additions must be elevated above the predicted flood level.
The 50 Percent Rule
If a building is damaged by more than half its market value, by flood, fire or wind, the repairs have to bring it into compliance with the city's floodplain rules, which can mean raising the foundation. We look at that before pricing big storm repairs.
Windstorm Inspections
Brazoria County is in Texas's designated catastrophe area. Roof replacements, major repairs and most new construction there need a state windstorm inspection, and the certificate of compliance is what makes a home eligible for TWIA coverage. A roof repair under 100 square feet that doesn't involve decking is exempt.
Outside City Limits
Silverlake and Country Place have Pearland addresses but are unincorporated, so City of Pearland permits don't apply there. County rules do, and your HOA may review exterior work.
Permit requirements can change. We verify current requirements with the applicable authority before work begins.
Not sure whether your home is in city limits or a floodplain? Tell us what you're planning and we'll check before the site walk.
Pearland Projects Where the Rules Matter
These are the jobs where Pearland's permits, floodplain rules or windstorm inspections change the plan. Each one links to the full service page.
Roof Replacement
On the Brazoria County side of Pearland, a roof replacement needs a windstorm inspection for the home to stay eligible for TWIA coverage. We arrange it as part of the job, so you have the certificate of compliance when the roof is done.
Fences, Decks and Patio Covers
Inside city limits, a fence needs a permit from a registered contractor, and a deck or patio cover counts as construction too. On a lot in the floodplain, adding a structure or bringing in fill needs a floodplain permit as well.
Additions
An addition inside city limits needs a city permit, and in the floodplain it must be elevated above the predicted flood level. On the Brazoria County side, it also needs a windstorm inspection. We check all three before plans are drawn.
Pearland Areas and Communities We Serve
We work all over Pearland, from established neighborhoods like Southdown and Sunrise Lakes to Silverlake, Southern Trails and Shadow Creek Ranch, plus Country Place and the other unincorporated communities with Pearland addresses.
- Country Place
- Lakes of Highland Glen
- Shadow Creek Ranch
- Silvercreek
- Silverlake
- Southdown
- Southern Trails
- Southfork
- Sunrise Lakes
- And others nearby
You get a detailed price in writing after the site walk. The estimate is free.
Pearland Project Questions, Answered
Do you work in Shadow Creek Ranch and Silverlake?
Yes. We work all over Pearland, including Shadow Creek Ranch, Silverlake, Southdown and Country Place. Every job starts with a site walk and a detailed price in writing.
Do I need a permit to remodel in Pearland?
Inside city limits, yes. The City of Pearland requires a construction permit to build, add on, remodel or repair, and for electrical, plumbing and mechanical work. Silverlake and Country Place are outside city limits, so county rules apply there.
Do I need a windstorm inspection for a new roof?
On the Brazoria County side, usually yes. Roof replacements, major repairs and most new construction need a state windstorm inspection for TWIA eligibility. Our roofing page covers what a replacement includes.
Do I need a permit for a fence in Pearland?
Inside city limits, yes. A fence needs a city building permit, applied for by a registered contractor or by a homeowner on their own homestead.
My home was damaged in a storm. What should I know?
If the damage is more than half the building's market value, the repairs have to bring it into line with the city's floodplain rules, which can mean raising the foundation. We look at that at the site walk, before pricing the repairs.
Which Pearland neighborhoods do you work in?
All over Pearland, from Southdown and Sunrise Lakes to Silvercreek, Southfork and Shadow Creek Ranch. Don't see yours? Call (281) 516-8515 and ask.
Get a Free Estimate in Pearland
Tell us what you're planning. We'll walk the site, sort out the city, floodplain and windstorm requirements, 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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