A free site visit, a check of what your lot allows and a written, line-item price.
Get your free estimateFast, Reliable Home Addition Contractor Across Garland
A home addition in Garland, TX typically runs $180 – $400 per square foot depending on scope, foundation work, and finishes, with a 400 sq ft bedroom-and-bath addition landing between $95,000 and $165,000 before permits and design fees. Most Garland additions take 5 – 8 months from first survey to final inspection, and the two things that slow everything down are the City of Garland permit review and the tree-protection ordinance. Our team knows both well, because we work in Garland neighborhoods every week. If you’re planning a room addition, second story, or garage conversion, our ADU Builders in Garland team can walk you through a real number for your lot, not a guess-just call (361) 204-4652.
Why Lodgewick ADU Dallas Is Garland’s Preferred Home Addition Contractor Company
Garland homeowners call us because we put the price in writing before any work starts. That’s The Kingswell Guarantee, and it’s not a slogan. You get a written line-item scope, a defined arrival window for the crew, a clean job site every afternoon, and a written guarantee on the build. If something isn’t right within 365 days, we come back and make it right. Russ Delmar runs our Garland projects personally, and he’s the one answering questions about setbacks on Ridgewood Drive or pier spacing near Williams Stadium.
The other thing Garland customers notice fast: our crews are background-checked and uniformed. You always know who’s on your property. And when you call (361) 204-4652, a live person answers. Not a voicemail tree. Not a chatbot. Whether you’re off Broadway Boulevard or tucked into a cul-de-sac near Firewheel, you get the same standard.
Bathroom Addition Contractor in Garland
Bathroom Addition Contractor work in Garland means adding a full bath onto a 1950s pier-and-beam ranch or a 1970s slab home near Duck Creek, and doing it without damaging what’s already there. A ground-floor bathroom addition here runs $38,000 – $62,000 when it’s built onto the existing footprint. Plumbing is the wild card: Garland’s older post-tensioned slabs cannot be cut for new drain lines without voiding the slab warranty, so we either route plumbing through an exterior wall or add a raised floor section. Our Home Addition Contractor team handles this every month with the City of Garland inspectors.
Foundation and Plumbing Review
Before we draw anything, we check what’s under your house. Pier-and-beam gives us crawlspace access and simpler drain routing. Post-tensioned slab means we keep new plumbing out of the slab entirely. Garland homes split roughly half and half between the two, so this one check swings the price more than any finish selection.
Permit-Ready Plans
Bathroom additions still require a full permit set in Garland, including a plumbing plan, energy compliance path under IECC 2018 with Texas amendments, and a site plan showing setbacks. We prepare all of it in-house. The typical plan review takes 3 – 5 weeks with the city.
Bedroom Addition Contractor in Garland
Bedroom Addition Contractor projects in Garland usually mean a 300 – 400 sq ft ground-floor addition for an aging parent, a growing teenager, or a home office that needs a door. Cost lands between $72,000 and $110,000 for a bedroom with a small bath, depending on foundation type and exterior matching. The trickiest part in Garland is the exterior: a 1980s brick veneer near Centerville or a 1960s ranch near Williams Stadium needs the new wall to match, and matching brick isn’t a trip to the big box store. Our Home Addition Contractor in Garland team sources brick and siding to blend, not clash.
Setback Reality
Garland enforces side and rear setbacks based on your zoning district, which changes what fits. A 400 sq ft bedroom that works on a 60-foot lot in the Orchard Hills area may not fit on a 50-foot lot south of Buckingham Road. We check setbacks before you commit to a footprint.
Tree Protection Review
Garland’s tree ordinance requires a tree survey and possible mitigation for any protected tree in the construction zone. We’ve seen this add three weeks before a permit is issued. If a mature pecan or oak sits where the addition wants to go, we’ll tell you in the first week, not after you’ve signed.
Trusted Brands We Service in Garland
We work with established prefab and panelized systems, including Mighty Buildings, Boxabl, and Plant Prefab, and we offer Garland Dvele service alongside conventional stick framing. For Garland lots with tight access or an HOA that wants fast construction, a panelized system often cuts framing time by two to three weeks. We keep local relationships with Garland suppliers and lumber yards, which means materials don’t sit on a Dallas dock while your framing crew waits. Russ Delmar and the team match the right system to your lot, your timeline, and your budget, and we’ll explain the tradeoffs in plain English before you pick.
Common Home Addition Contractor Problems We See in Garland Homes
- Assuming a detached addition can use the original foundation type. Many Garland slabs are post-tensioned, and cutting them for new plumbing voids the slab warranty. We check for post-tension cables before any saw ever touches concrete.
- Underestimating the tree-protection review. Garland’s ordinance requires a tree survey and potential mitigation for any protected tree within the construction footprint. Homeowners are routinely surprised when a mature tree adds weeks to permitting.
- Getting stuck in plan review over the energy code. Garland enforces IECC 2018 with Texas amendments, and an addition’s envelope needs a documented compliance path. Omitting it forces an insulation and glazing redesign after drawings are already in.
- Working with the wrong jurisdiction. Garland sits in Dallas County PIDs and ETJ boundaries, so a property with a Garland mailing address may actually fall under Dallas County permitting. That changes inspection schedules, setback rules, and who signs off.
Pricing for Home Addition Contractor in Garland, TX
Here’s what we tell Garland homeowners before they commit to anything.
- Bathroom addition: $38,000 – $62,000
- Bedroom addition (no bath): $48,000 – $78,000
- Bedroom and bath addition (300 – 400 sq ft): $95,000 – $165,000
- Second story addition (400 – 600 sq ft): $140,000 – $240,000
- Sunroom addition: $52,000 – $90,000
- Garage conversion to living space: $35,000 – $68,000
- Bump-out addition (kitchen or living room): $32,000 – $55,000
Foundation work, exterior matching, tree mitigation, and plan review length move the number more than anything else. We give you a written price before work starts, and that’s the number you pay unless you change the scope. Call (361) 204-4652 for a free estimate. We’ll come out, look at the lot, check the foundation, and give you a real figure.
We Also Serve Cities Near Garland
Beyond Garland, our crews regularly work in Rowlett, Richardson, Plano, and Addison. The permitting rules change at each city line, but the same written-price, written-guarantee standard applies. If you’re in Garland or a neighboring community, call (361) 204-4652 and we’ll tell you whether your property falls under Garland’s jurisdiction or Dallas County’s.
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 Home Addition Contractor in Garland
A standard Garland addition permit requires a full plan set including architectural drawings, structural engineering, an energy compliance path under IECC 2018 with Texas amendments, a site plan showing setbacks and existing structures, and a tree survey if any protected tree sits within the construction footprint. Plan review with the City of Garland typically runs 3 – 5 weeks, and we prepare every sheet in-house so you’re not chasing a draftsman. Call (361) 204-4652 and we’ll tell you exactly what your specific lot triggers.
Garland enforces front, side, and rear setbacks based on your zoning district, and those lines determine how large your addition can be and where it sits. A lot off Broadway Boulevard may have different setback rules than one near Firewheel, even if the houses look similar. We check your specific lot against Garland’s zoning map before any design work begins, so you don’t fall in love with a footprint that won’t pass.
In most cases, a new survey is required. Garland wants current boundary lines on the site plan, and if your property sits near the ETJ or a Dallas County PID boundary, the jurisdiction question makes an accurate survey even more important. Using old property lines is a common reason plans get rejected at intake. We order the survey as part of our permitting package, and you pay for it once, not as a surprise later.
Six to eight months is realistic from the day you sign. Survey and design take about a month, Garland plan review runs 3 – 5 weeks, tree mitigation can add another few weeks if a protected tree is involved, and construction takes 3 – 5 months depending on foundation work and exterior matching. Weather in Garland’s spring storm season can push framing and roofing by a week or two. We give you a calendar in writing before work starts, and we update it weekly.
Foundation discoveries and scope changes you request are the two biggest movers. If we open a wall and find rotted framing or an undersized sill plate, that’s a change order in writing, with a price you approve before we proceed. If you decide mid-build to upgrade tile, add a window, or move a plumbing fixture, that’s also a written change. Nothing changes the price at the door. Everything is in writing before work continues. Call (361) 204-4652 to get the full pricing structure for your Garland lot.
Planning an addition on a Garland ranch or a two-story off Naaman School Road is a different job than the same square footage in Richardson or Plano. The jurisdiction matters. The foundation matters. The tree in the backyard matters. We’ve done enough Garland projects to know which questions to ask before the first drawing, and we put every answer in writing.
Written by Russ Delmar, Owner at Lodgewick ADU Dallas, serving Garland, TX.
