Remodeling and General Contracting in Atlanta, GA
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Project Spotlight: A House Taken Back to Studs
From the job sheets
We bought this property distressed and rebuilt it ourselves. Not a client job: our own money, our own crew. It is on this page because it is the clearest evidence of what the license covers.
Structure and envelope
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New subfloor throughout
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New batt insulation throughout
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New drywall throughout
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All new vinyl windows and doors, interior and exterior
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New gutters
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New 12-by-24-foot wooden deck
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New oversized driveway
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Landscape lighting installed
Mechanical, electrical, plumbing
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Two new Goodman HVAC units with new ductwork
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Updated gas lines
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Tankless water heater
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All new PEX plumbing
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Complete electrical rewire
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Surge-protected panels
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All new lighting fixtures
Interior finishes
- White oak engineered hardwood floors throughout
- New solid white oak stairs
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New cabinetry with quartz countertops
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Oversized kitchen island
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Three fully renovated bathrooms
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Glass shower enclosures
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New tile in all bathrooms
How the Four Months Ran
TriArt Project Timeline
Demolition and permits
01
Down to studs, with every trade permit pulled through Cobb County before anything was rebuilt.
Mechanicals, then insulation and drywall
02
Complete rewire, new PEX, two HVAC units and ductwork, tankless water heater, updated gas lines. Sequence matters here: mechanicals go in before drywall closes the walls.
Subfloor, floors, stairs and cabinetry
03
New subfloor throughout, then white oak engineered and solid white oak stairs. Floors go down near the end so they are not walked on for three months.
Exterior and final inspection
04
New deck, oversized driveway, gutters, landscape lighting, and all new vinyl windows and doors. Every permit closed out before we finished.
Subfloor and Structural Work
Slab, joists, moisture, framing
Subfloor work is the most common reason a flooring job becomes a contracting job.
What we find: plank subfloors in pre-war homes that have gaps or been patched badly, plywood delaminated under a long-term leak, sections softened by water that were never dried properly, and joists deflected enough to show as a dip in the finished floor.
Flatness is not cosmetic. A floor laid over a subfloor that moves will produce squeaks, gaps at the seams, and eventually failed fasteners, which is why board replacement on a floor with an underlying subfloor problem is a repair that does not hold.
Where the subfloor is sound we say so. There is a version of this trade that finds structural work on every job, and we would rather keep the client than the change order.
How We Handle Scope That Grows
Approvals before invoices
The honest problem with contracting work is that scope grows, and the difference between a good contractor and a bad one is what happens at that moment.
We write a scope before starting and we price it. If we open a floor and find something the scope did not account for, work stops, we show you what we found, and you approve the change in writing before we continue. No verbal change orders, and nothing discovered on a Tuesday that turns up as a line item on the final invoice.
That costs us money occasionally and it is still the right way to run it. A homeowner surprised by a bill does not call you for the next project. Final walkthrough happens before final payment, not after.
Remodeling Across Metro Atlanta
Where we go
Twelve cities across metro Atlanta fall inside the reach of our Alpharetta showroom, from new-build remodels in Alpharetta and Milton to renovation work on older homes in-town and in Brookhaven, where more prep goes into the existing structure before any new work begins.
Remodeling Questions from Atlanta Homeowners
Before you hire two trades
Are you a general contractor or a flooring company?
What kind of remodeling work do you actually take on?
Subfloor replacement and repair, structural repair from water damage, basement and lower-level work, including moisture assessment and subfloor systems, framing associated with stairs and transitions, and bathroom remodeling. Work that connects to a floor.
We think our floor problem might be the subfloor. How do we find out?
Send photos of the affected area and describe what you see or feel underfoot. Dips, sponginess, squeaks that move, and gaps that open and close seasonally all point to issues below the floor. We assess it in person before quoting because subfloor condition isn't knowable until the floor is open.
What happens if you find something unexpected once work has started?
Work stops and we show you. You get the finding, what it means for the scope, and a written price for the change before anything continues. Nothing gets added to the final invoice that you have not already approved.
Can you finish our basement?
The flooring side and the construction directly around it, yes. That includes slab moisture assessment, subfloor systems, leveling, transitions, and stair connections between levels.
Do you pull permits for remodeling work in metro Atlanta?
Yes, on every trade. Unpermitted work is the most common problem we find when we open up a floor in somebody else's renovation, and it surfaces at resale when it is too late to be cheap. Our own spec house went through full permitting with Cobb County and the project is documented on the site.
