Full Home Renovation in Splendora, TX | Franco BuildWorks

This page covers full home renovation for Splendora, TX homeowners. For the full step-by-step guide, see our Full Home Renovation service page — or explore all our work in Splendora.

What a full renovation means for Splendora’s housing stock

A whole-home renovation in Splendora usually falls into one of a few buckets: an older 1970s–1990s ranch house on acreage that needs to be brought current top to bottom; a home in one of the established subdivisions off FM 2090 or FM 3083 that’s dated but sound; or a property that took on water in one of the area’s floods and needs to be rebuilt from the studs. Each starts from a very different place, and the honest first step is a real assessment of what you actually have.

Splendora has grown fast along the US-59/I-69 corridor, but the rural bones of the community are still here, and a lot of the best renovation candidates are solid old houses on good land that simply need everything updated at once. Doing it all in one coordinated project — rather than one room a year — is often the more efficient path when the systems (electrical, plumbing, HVAC) are all near the end of their lives together.

Foundation movement on Montgomery County clay

The soils under this corridor include expansive clay subsoils that swell when our wet seasons saturate them and shrink when the summer bakes them dry. Over decades that cycle moves foundations — you see it as cracked drywall corners, doors that won’t latch, and sloping floors. Before a full renovation, we look hard at whether the house is still moving, because there’s no sense installing new tile, trim, and drywall over a foundation that’s actively shifting.

We’re honest about the boundary here: foundation leveling itself is a specialty, and where a home needs it, that’s a separate professional and a step that comes before finishes. Renovating on top of an unaddressed foundation problem just hides it until the new work cracks too. We’d rather sequence it right than sell you a fresh interior that fails on schedule.

Flood zones and the FEMA 50% rule you need to know about

Parts of the 77372 area sit in FEMA Special Flood Hazard Areas along Peach Creek, Caney Creek, and the East Fork San Jacinto River — the same waterways that flooded homes badly during Hurricane Harvey in 2017. If your property is in one of those mapped zones, a full renovation runs into a rule that catches people off guard: the substantial-improvement (50%) rule.

In simple terms, if the cost of the renovation reaches roughly half the structure’s value, floodplain rules can require the whole structure to be brought into compliance — which often means elevating it. That is a major cost and design decision, and it’s administered through Montgomery County’s floodplain administration, which issues floodplain development permits for work in these zones. We flag flood-zone status early, because it can completely change whether a gut renovation or a different approach makes sense.

None of this is meant to scare you off — plenty of these homes are worth renovating. It’s meant to keep the flood-zone reality on the table from day one instead of surfacing halfway through the project.

Wells, septic, and adding bedrooms or bathrooms

Many full renovations change a home’s room count, and on Splendora’s well-and-septic properties that has a real consequence: on-site septic (OSSF) systems are sized by the number of bedrooms. Add a bedroom, and the system may need to be re-evaluated or expanded, which routes through Montgomery County environmental health. This is easy to miss during an exciting redesign and expensive to discover late, so we account for it while the floor plan is still on paper.

Well capacity and water quality factor in too. If a renovation adds bathrooms or a big soaking tub, it’s worth confirming the well and any treatment can keep up before the fixtures are ordered.

Sequencing: the part that separates a smooth reno from a stalled one

The value in a full renovation is mostly in the order of operations. Structure and foundation first; then the systems that live in the walls — rough electrical, plumbing, and HVAC; then insulation and drywall; then finishes. Trades that require state licensing (electrical and plumbing) stay with the right professionals, and inspections, where the jurisdiction requires them, get scheduled at the correct stages rather than after a wall is already closed.

We coordinate that sequence so trades aren’t tripping over each other and so nothing gets buried before it’s checked. On a whole-home project the schedule is the product as much as the finishes are.

Permits, jurisdiction, and how Franco runs a Splendora whole-home job

Whether your renovation is permitted through the City of Splendora or falls under unincorporated Montgomery County depends on your address. Inside city limits, building permits go through the city. In the unincorporated county, general building permits for interior work are limited, but flood-zone work requires a county floodplain permit, septic changes go through county environmental health, and electrical and plumbing remain state-licensed trades regardless.

Our approach is to establish jurisdiction, flood status, foundation condition, and septic/well capacity before design gets far — because those four facts shape everything downstream. We’d rather deliver a clear-eyed plan that accounts for Splendora’s real constraints than a pretty rendering that ignores them.

Full Home Renovation in Splendora: FAQ

My home is near Peach Creek — does being in a flood zone change a full renovation?

It can, significantly. If your property is in a FEMA Special Flood Hazard Area and the renovation cost approaches roughly half the structure’s value, floodplain rules can require the whole structure to be brought into compliance, often by elevating it. This is administered through Montgomery County’s floodplain office, and we flag it early.

Should I fix my foundation before renovating?

In most cases, yes. The clay subsoils in this corridor move foundations over time, and installing new finishes over a foundation that’s still shifting just means the new work cracks too. Foundation leveling is a separate specialty that comes first; we sequence around it rather than covering the problem up.

We want to add a bedroom — is that a problem on septic?

It’s a real consideration. On-site septic systems are sized by bedroom count, so adding a bedroom may require the system to be re-evaluated or expanded through Montgomery County environmental health. We account for it while the floor plan is still on paper, because it’s expensive to discover after construction starts.

Is it better to renovate everything at once or room by room?

When a home’s systems — wiring, plumbing, HVAC — are all near the end of their lives together, doing it in one coordinated project is usually more efficient than one room a year, because the walls are only opened once and the trades are sequenced together rather than repeatedly.

Do I need permits for a full renovation in Splendora?

It depends on your address. Inside City of Splendora limits, building permits go through the city. In unincorporated Montgomery County, general building permits for interior work are limited, but flood-zone work needs a county floodplain permit, septic changes go through environmental health, and electrical and plumbing stay state-licensed. We confirm which applies first.

Can you rebuild a home that flooded?

Yes, gut-to-the-studs rebuilds are common in this area after flooding. The key early questions are your flood-zone status and the 50% substantial-improvement rule, plus confirming the foundation and framing are sound. We assess those honestly before committing to an approach.

Other services in Splendora

• Kitchen Remodeling in Splendora
• Bathroom Remodeling in Splendora
• Room Additions in Splendora
• Drywall Repair in Splendora
• Tile Installation in Splendora
• Vinyl Plank Flooring in Splendora
• Interior Painting in Splendora

Zip codes served in Splendora: 77372.