Full Home Renovation in West University Place, TX | Franco BuildWorks

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

What a whole-home renovation looks like in West U

West University Place is a place people renovate into rather than out of. Families buy an original cottage or an early rebuild near Rice and the Texas Medical Center specifically for the location — walkability to Rice Village, the schools, the parks like Colonial Park and Judson Park — and then invest in bringing the house up to how they live now. A full renovation here is rarely a gut-and-flip; it is usually a long-term home.

That changes how the work should be approached. The goal is typically to modernize systems, open up dated floor plans, and update kitchens and baths while respecting the scale and character of a West U street. Franco treats a full renovation as a sequence of dependent phases, not a pile of finishes, because on an older home the order of operations is what keeps the budget honest.

Foundation and clay soil come first

Greater Houston sits on highly expansive clay that swells when wet and shrinks in drought, and West U is no exception. That soil movement is the single biggest driver of the cracks, sticking doors, and sloping floors people want fixed in an older home. Any full renovation should start by understanding the foundation — whether it is an original pier-and-beam system that may need re-leveling and pier work, or a slab that has moved.

Franco’s honest position is that finishes go on last for a reason. Investing in new floors, tile, and paint over a foundation that is still moving is how homeowners end up repairing the same cracks twice. We evaluate the foundation early and, where movement is active, recommend addressing it — often with a specialist engineer’s input — before the cosmetic work begins.

Systems: plumbing, electrical, HVAC

Original West U homes commonly carry a mix of old and patched systems: galvanized or cast-iron plumbing, wiring that predates modern loads, and HVAC that was retrofitted into a house never designed for ducts. A full renovation is the one time it is efficient to bring these up to current standards, because the walls are already open.

We typically map out which systems are worth full replacement versus targeted repair, so you are not paying to replace sound work or leaving a failure point buried behind new drywall. In a humid climate, right-sizing and properly configuring HVAC and ventilation also protects the whole investment from moisture problems down the line.

• Update aging galvanized/cast-iron plumbing while walls are open
• Bring branch circuits and panel capacity up to modern loads
• Right-size HVAC and ventilation for Gulf Coast humidity, not just square footage

Trees, drainage, and the City of West U’s rules

West University Place has notably strict rules that shape larger projects: the city protects trees through its ordinance, and because of a real flooding history it regulates drainage and impervious cover. If your renovation expands the footprint, changes grading, or affects protected trees, those rules come into play and are enforced by the city’s own building and public works staff.

Franco plans for this rather than colliding with it. In most cases we identify protected trees and drainage constraints early, so the design works with the city’s requirements instead of triggering a redesign after submittal. West U’s review is thorough; treating it as part of the plan keeps the schedule intact.

Flooding history and ground-floor choices

Parts of West U have taken water — Tropical Storm Allison in 2001 and Hurricane Harvey in 2017 are within living memory, and the Poor Farm Ditch along the west edge and nearby Brays Bayou are real drainage features. Homeowners in lower spots reasonably factor that into a full renovation.

Where flood exposure is a concern, we discuss resilient choices for the ground floor honestly: waterproof flooring such as vinyl plank rather than laminate, materials that tolerate a wetting and drying cycle, and where practical, keeping critical mechanical equipment off the floor. We do not oversell ‘flood-proofing,’ but we will help you make ground-floor decisions with West U’s reality in mind.

Phasing and honest sequencing

Full renovations are disruptive, and West U families often stay in the home or move out temporarily. Franco works out a phasing plan that matches your situation and the true dependencies — structure and systems before surfaces, wet areas waterproofed before tile, permits and inspections timed so nothing gets covered too early.

We do not commit to a completion date before we understand the house, and we expect an older home to reveal things once it is open. What we commit to is telling you what we find, why it matters, and what your options are, rather than pressing ahead to protect a schedule.

Full Home Renovation in West University Place: FAQ

Should I fix my foundation before renovating a West U home?

Usually, yes, if there is active movement. West U sits on expansive clay that drives cracks, sticking doors, and sloping floors. Putting new finishes over a foundation that is still moving tends to mean repairing the same cracks twice. We evaluate the foundation early and often bring in a specialist engineer before cosmetic work begins.

Will West University Place’s tree ordinance affect my renovation?

It can, especially if you expand the footprint, change grading, or work near protected trees. West U enforces its tree and drainage rules through its own city staff. We identify these constraints early so the design works with the ordinance rather than getting redesigned after submittal.

My house near Rice has old plumbing and wiring — do I replace it all?

A full renovation is the efficient time to address aging galvanized or cast-iron plumbing and undersized wiring, because the walls are open. We map which systems warrant full replacement versus targeted repair, so you are not replacing sound work or leaving a failure point buried behind new drywall.

Can I stay in my home during a full renovation?

Sometimes, depending on scope. We build a phasing plan around your situation and the real dependencies — structure and systems before surfaces. For extensive gut renovations, many West U families move out temporarily. We will give you an honest read on which is realistic for your project.

How does West U’s flood history affect renovation choices?

In lower areas near features like Poor Farm Ditch or Brays Bayou, we discuss resilient ground-floor choices — waterproof vinyl plank instead of laminate, materials that tolerate wetting and drying, and keeping key equipment off the floor where practical. We do not promise flood-proofing, but we help you decide with West U’s reality in mind.

Other services in West University Place

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

Zip codes served in West University Place: 77005.