Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterConstruction in Garland, TX
Kitchen remodeling in Garland typically runs $14,000-$45,000 for a full job, and the number one variable here isn’t cabinet grade or countertop choice. It’s what the demo crew finds when they open the walls of a 60-year-old slab-on-grade ranch that has spent decades riding North Texas black clay soil. Call Rowan Construction Group at (470) 298-9650 and we’ll put the real number in writing before anyone swings a hammer.
Why Garland Homes Are Different
Garland’s post-war industrial boom made it one of the fastest-growing U.S. cities of the 1950s and 60s, and that growth left behind a dense, aging cohort of slab-on-grade tract homes now 50 to 70 years old. They sit directly on the expansive black clay soils that define the DFW belt: soils that shrink dramatically during summer drought and heave after heavy spring rains, cycling foundations multiple inches in a single year. The result is a renovation market defined by foundation-movement cascades. Shifting slabs crack brick veneer, rack door frames, and split tile, which means virtually every remodel or addition job in central and south Garland must first address decades of differential settlement before new work can begin.
Contractors working Garland’s older south and central neighborhoods learn quickly that pulling a permit for a straightforward addition often uncovers slab cracks and out-of-level floors that must be documented, and sometimes remediated, before the city inspector will sign off. That’s a local reality neighboring Mesquite or Richardson jobs don’t trigger at the same rate, because Garland’s particular clay subgrade and high concentration of unreinforced 1950s slabs make foundation disclosure a near-standard part of every construction contract here. The dominant housing stock is 1950s-1970s brick-veneer ranch homes and modest two-story tract houses, with pier-and-beam homes appearing in the oldest pockets near downtown. A secondary wave of 1980s-90s construction fills the northern sections, but the mid-century slab homes define what we actually see on estimates.
Our Main Garland Services
When Garland homeowners call us, the two projects that come up most often are fence work and driveway or paver jobs, both of which get shaped by that same clay soil and the long, hot exposure of North Texas summers.
Fence Installation in Garland
Fence posts set in Garland’s expansive clay move with every wet-dry cycle, which is why a fence that looked plumb in April can lean by September. We set posts deeper than the shrink-swell zone where site conditions allow, run string lines off the house rather than the property pins, and document what the post holes reveal. Fence Installation in Garland gives you the full price table and what to expect from a written quote.
Driveway & Pavers in Garland
Slab driveways in Garland crack along the same fault lines as the house itself, and paver jobs over moving clay need a compacted aggregate base that can flex without telegraphing every soil shift. We write the base spec into the quote, name the paver brand, and photograph the excavation before anything gets covered. See Driveway & Pavers in Garland for line-item pricing and the warranty terms.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
BeforeAfterKitchen Remodeling in Garland
Kitchen remodeling in Garland usually starts with a structural reality check, because a 1950s brick-veneer ranch on expanding clay has often racked its door openings and cracked its floor tile long before anyone thinks about countertops. That’s the specific problem a Garland kitchen job solves: you’re not just replacing finishes, you’re correcting for decades of slab movement while you’re at it. Kitchen Remodeling work here runs $14,000-$45,000 for a full job depending on what the walls reveal, and the written quote names that number before demolition starts.
Full Kitchen Remodeling
Signs you need it
Cabinet doors no longer close square, tile is cracked along the stress lines that radiate from door corners, and the layout hasn’t worked for the way the household actually cooks.
What it costs in Garland
A full kitchen remodel in Garland runs $14,000-$45,000, with the spread driven by cabinet selection, countertop material, and whether the slab needs leveling.
How we do it
We document existing cracks and floor level before demo, write the remediation scope into a signed change order if the slab is out of spec, then frame, rough-in, and finish with a written scope at every stage.
Cabinets & Countertops
Signs you need it
Delaminated door faces, drawers that stick in humid months, and countertops with seams that have pulled apart from slab movement.
What it costs in Garland
Cabinet installation runs $4,000-$13,000 and countertop installation $2,000-$6,500 in Garland, depending on the brands and materials specified.
How we do it
We measure on site, quote written line items with brand names named, and shim cabinets level to the floor rather than to the wall, which is the detail that matters most in a moving-slab house.
What Kitchen Remodeling Costs in Garland
| Item | Typical range in Garland |
|---|---|
| Full kitchen remodel | $14,000-$45,000 |
| Small kitchen remodel | $9,000-$20,000 |
| Backsplash installation | $800-$2,500 |
How much does a kitchen remodel cost in Garland?
A full kitchen remodel in Garland runs $14,000-$45,000 depending on scope, slab condition, and materials. Call (470) 298-9650 to get an exact written quote, not a verbal range.
Will my Garland kitchen remodel hit change orders?
Only if the work changes. No change proceeds without a signed change order, which is the discipline that keeps our Garland projects within a few percent of the agreed price.
Bathroom Remodeling in Garland
Bathroom remodeling in Garland carries a specific risk most homeowners don’t see until tile comes up: decades of slab-on-grade settlement means shower pans crack, drains shift, and walls that looked flat are often out by half an inch. The job here is as much about waterproofing and leveling correction as it is about tile selection. Bathroom Remodeling in Garland typically runs $9,000-$28,000 for a full job, with the written quote naming the exact number before demo begins.
Full Bathroom Remodeling
Signs you need it
Grout cracks that keep returning after repair, a vanity that tilts away from the wall, and a shower pan that holds water in one corner.
What it costs in Garland
A full bathroom remodel in Garland runs $9,000-$28,000 depending on size, fixture selection, and whether the subfloor needs leveling.
How we do it
We pull the tile, inspect the slab and plumbing stub-outs, photograph what we find, then build back with a new waterproofing membrane and level substrate before setting tile.
Walk-In Showers & Shower Remodeling
Signs you need it
Cracked grout at the pan-to-wall joint, a shower floor that flexes underfoot, and an existing tub you never actually use.
What it costs in Garland
Walk-in shower installation in Garland runs $4,500-$12,000, and a tub-to-shower conversion $3,500-$10,000.
How we do it
We remove the existing tub or pan, inspect the drain location against the slab, install a new waterproofing membrane, and set a level pre-slope before tile goes down.
What Bathroom Remodeling Costs in Garland
| Item | Typical range in Garland |
|---|---|
| Full bathroom remodel | $9,000-$28,000 |
| Small bathroom remodel | $5,000-$12,000 |
| Walk-in shower installation | $4,500-$12,000 |
How long does a bathroom remodel take in Garland?
Most Garland bathroom remodels take two to four weeks depending on scope and what the demo reveals. Call (470) 298-9650 and we’ll put the schedule in the written quote alongside the price.
Will the price change once you start my Garland bathroom?
Only if the scope changes and only after you sign a change order. That’s Clause 1 of the Haven Standard, and it’s why our projects finish within a few percent of the agreed price.
Roofing in Garland
Roofing in Garland is driven by two recurring facts: hail events that put Garland inside the damage path of major DFW-area storms, and attic ventilation that was never designed for a North Texas summer. The result is a replacement market where decking, ridge vent, and shingle spec all have to answer for heat and impact, not just age. Roofing in Garland runs $8,000-$20,000 for a full replacement, and the written quote specifies every layer before a single shingle is torn off.
Roof Repair
Signs you need it
Granule loss in the gutters after a storm, a ceiling stain that appears days after heavy rain, and lifted or missing shingles along the rake edges.
What it costs in Garland
Roof repair in Garland runs $400-$1,800 depending on the extent of damage and whether decking needs replacement.
How we do it
We photograph the damaged area, inspect the decking below the shingles, write the repair scope with a fixed price, and complete the repair with matching materials.
Roof Replacement & Installation
Signs you need it
A shingle layer count of two or more, decking that flexes underfoot, and a roof that has taken repeated hail impacts across more than 30 percent of its surface.
What it costs in Garland
A full roof replacement in Garland runs $8,000-$20,000 depending on square footage, pitch, and the shingle brand specified.
How we do it
We tear off to the deck, document what we find, replace damaged decking on a written change order, then install new underlayment, shingles, and ridge vent per the written scope.
What Roofing Costs in Garland
| Item | Typical range in Garland |
|---|---|
| Roof replacement | $8,000-$20,000 |
| Roof repair | $400-$1,800 |
| Metal roof installation | $15,000-$40,000 |
Does Garland hail damage always mean a full replacement?
Not always. A repair may be enough if damage is localized. We document everything and write a repair or replacement recommendation with a fixed price. Call (470) 298-9650 for a free roof inspection with a written report.
Do you pull permits for roof work in Garland?
Yes, when Garland requires permits we pull them, pass the inspections, and document the results. The permit cost is a line item in the written quote, not a surprise after the fact.
Windows & Doors in Garland
Window and door work in Garland runs straight into two local realities: 1950s-70s brick veneer that resists resizing, and summer sun that turns a poorly insulated window opening into a heat load the HVAC fights all afternoon. The job here is often about adapting modern window specs to existing masonry openings, and about weather sealing that holds against the same storms that put Garland on the hail map. Windows & Doors replacement in Garland runs $4,500-$15,000 for a typical whole-home window job, with impact windows running higher.
Window Replacement
Signs you need it
Frames that have pulled away from the brick, panes that fog between the glass, and sashes that no longer seal when closed.
What it costs in Garland
Window replacement in Garland runs $4,500-$15,000 for a typical home, depending on window count, size, and glass package.
How we do it
We measure each opening, spec the replacement window to fit the existing brick opening without disturbing the veneer, and flash the perimeter to meet local Dallas County energy codes.
Impact Windows & Doors
Signs you need it
Storm anxiety after a direct hail hit, repeated glass or screen replacement, and a desire for a documented impact rating rather than a verbal one.
What it costs in Garland
Impact window installation in Garland runs $8,000-$25,000 depending on window count, size, and the impact product line specified.
How we do it
We quote the specific impact-rated product by brand and model, order to the measured openings, install with the manufacturer’s specified anchoring, and document the labels before trim goes on.
What Windows & Doors Costs in Garland
| Item | Typical range in Garland |
|---|---|
| Window replacement | $4,500-$15,000 |
| Impact window installation | $8,000-$25,000 |
| Door installation | $1,500-$6,000 |
Do impact windows make sense in Garland?
Yes, in most cases. Garland sits in a hail path, and impact-rated glass reduces storm damage and often cuts insurance premiums. Call (470) 298-9650 and we’ll quote the impact line against standard glass so you can compare written numbers.
Will new windows fix the drafts in my Garland house?
Usually the windows are half the problem; the rough opening is the other half. We inspect the existing flashing and insulation before we quote, so the written price includes the opening work, not just the window unit.
Home Additions & ADU in Garland
Home additions and ADU work in Garland run into the city’s signature issue almost immediately: unreinforced 1950s slab-on-grade foundations that may have moved for 60 years before anyone asked the house to carry a new load. An addition in Garland starts with a structural review of the existing slab and often includes documentation of pre-existing cracks and out-of-level conditions before the inspector will sign off on the new work. Home Additions & ADU projects in Garland run $45,000-$130,000 for a home addition and $90,000-$220,000 for a detached ADU, and both start with a written scope, not a handshake.
ADU Design & Permitting
Signs you need it
A lot large enough for a detached structure, a family need for multigenerational housing, and a willingness to navigate Garland’s permitting process with documentation in hand.
What it costs in Garland
Design and permitting is a line item folded into the ADU total, which runs $90,000-$220,000 in Garland depending on size, utilities, and site work.
How we do it
We survey the lot, review the slab and utility stubs, submit a written scope to the city, and carry the permit through every inspection with a documented record.
Garage Conversion ADU
Signs you need it
An attached or detached garage that has outlived its parking function, an existing slab that’s in acceptable condition, and a desire for rental or family housing without a full ground-up build.
What it costs in Garland
A garage conversion ADU in Garland runs $30,000-$80,000 depending on condition, plumbing runs, and insulation requirements.
How we do it
We inspect the existing slab for cracks and level, document what we find, add plumbing and electrical per the written scope, and insulate to meet Dallas County energy code before finishing.
What Home Additions & ADU Costs in Garland
| Item | Typical range in Garland |
|---|---|
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Garage conversion | $30,000-$80,000 |
Will my Garland slab support an addition?
Maybe, and the answer starts with documentation. We review existing cracks, floor level, and slab thickness before we quote, and the written price includes any remediation the inspector will require. Call (470) 298-9650 to schedule the site visit.
Does Garland allow ADUs or garage conversions?
Yes, with conditions. Permitting, setbacks, and utility connections vary by zoning district, and older south Garland parcels sometimes carry restrictions newer north Garland lots don’t. We pull the records before we quote.
Brands We Service in Garland
We service cabinet, countertop, roofing, fixture, and door systems from KraftMaid, Wellborn, Cambria, Caesarstone, GAF, Owens Corning, Kohler, Toto, Belgard, and Techo-Bloc, with local parts sourcing that keeps written quotes honest. Prefabricated ADU brands like Abodu, Dvele, and Mighty Buildings are options we can bid and install. See our brands for the full list and turnaround notes.
Pricing for Construction in Garland, TX
| Service | Typical range in Garland |
|---|---|
| Kitchen remodel | $14,000-$45,000 |
| Bathroom remodel | $9,000-$28,000 |
| Roof replacement | $8,000-$20,000 |
| Window replacement | $4,500-$15,000 |
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Garage conversion | $30,000-$80,000 |
| Paver driveway installation | $7,000-$18,000 |
| Vinyl fence installation | $3,500-$9,000 |
What pushes price up in Garland is almost always what’s under the finishes: slab movement, clay soil, and the resulting structural remediation that has to happen before new work can pass inspection. Every Rowan Construction Group quote is a flat written price with a written scope, delivered before any work starts, under Clause 1 of the Haven Standard.
Neighborhoods We Serve in Garland
Our crews work Garland’s central and south-side ranch tracts near downtown, the 1980s-90s north Garland neighborhoods, and the older pier-and-beam pockets where the city’s first homes went in. Typical response for a written estimate in Garland is 2-3 business days for scheduling, with the site visit documented by photograph.
- Central Garland (near downtown)
- South Garland ranch tracts
- North Garland 1980s-90s subdivisions
- Duck Creek corridor
- Firewheel area
Service Area - Cities Near Garland
Beyond Garland, our crews serve the surrounding Dallas County market, including Rowlett, TX to the east, Richardson, TX to the north, Mesquite, TX to the south, and Plano, TX farther north. Each of those cities brings its own soil and housing profile to the job, and the written quote follows the same Clause 1 rule everywhere.
Serving Garland, TX - Our Local Coverage Area
We’re based in the Garland area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Construction in Garland
We schedule written estimates in Garland on 2-3 business days in most cases, with the site visit documented by photograph. The written price follows within 1-2 days after that, before any work is scheduled.
Yes. We pull the permits Garland requires, schedule the inspections, and pass them before we bill the final draw. The permit cost is a line item in the written quote, and the inspection record is part of the job file you receive.
A written scope, a written warranty, the signed change orders, and the documented photo record from every visit. That is the record Garland homeowners need when a future buyer asks what was actually done.
Call Rowan Construction Group at (470) 298-9650 to schedule a free estimate with a written price before any work starts.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Garland Customers Say
"Driveway replaced properly with a base that will actually last. They explained why the cheaper quote was cheaper."
- Reggie O."Solid work, decent crew, and the site was left tidy every evening."
- Pearl A."Final invoice was within two percent of the contract. Every change was priced and signed before anyone picked up a tool."
- Malcolm T.