Kitchen and Bathroom remodeling in Belleview, Florida

Kitchen remodeling in Belleview

A lot of Belleview homes are 20 to 40 years old, which puts their kitchens right in the window where cabinets are tired, counters are laminate, and the layout closes the cook off from everyone else. Some owners want a clean refresh. Others want the wall between the kitchen and the living room gone. We handle both as one contract, so the cabinet installer, plumber, electrician and tile setter are scheduled against each other instead of against your patience.

If you want the kitchen opened to the living room, many walls in block and truss homes turn out not to be load bearing at all, and the ones that are need an engineered beam and a permit. See structural repairs for what that involves.

The biggest single cost decision is whether the sink moves. Most homes around here sit on a concrete slab, so moving a sink to an island means cutting and trenching the slab for the drain, then patching it flat before the floor goes down. It's routine work, but it belongs in the budget from the first conversation.

Room additions and garage conversions in Belleview

When the house is right but the square footage isn't, an addition is usually cheaper than moving once you count agent commissions, closing costs and a new mortgage rate. Plenty of Belleview homes have already been added onto by past owners, and that comes with a catch worth knowing. When an older addition pushed a room outward, the original exterior wall often ends up in the middle of the house, and it's usually still carrying the roof. If you want that wall gone, it needs a beam, engineering and a permit.

Enclosing a lanai or screen room

Turning a screened lanai into air-conditioned living space is one of the most common addition requests we get, and it's rarely as simple as swapping screens for windows. An aluminum screen-room roof usually isn't built to be the roof of a conditioned room, so the job often means a new roof structure tied into the house. The slab gets checked for footings, the walls get framed and insulated, and the new space needs electrical, HVAC and a permit like any other addition.

If there's a garage you're not parking in, converting it is often the cheapest way to add a bedroom or guest suite, because the slab, walls and roof are already there. The work is in the details: raising or insulating the floor, closing in the door opening, extending HVAC, and meeting the egress and ceiling-height rules for a habitable room. See garage conversions for what's involved.

Building permits in Belleview: city or county?

This is the part that trips people up. A Belleview mailing address doesn't tell you who reviews your permit. Homes inside city limits go through the City of Belleview's own Building Division. A lot of homes with a Belleview address sit outside city limits in unincorporated Marion County, and those go through the county instead. We confirm which one applies to your address before anything gets submitted, because filing with the wrong office costs you a full review cycle.

Custom homes on your lot in Belleview

Most of our Belleview work is remodeling, but if you own land in or around town and want to build, we build custom homes too, from the lot review through the certificate of occupancy. On acreage outside city limits that usually means planning for a well and septic system, which carry their own site evaluation and permits, so we look at the lot before anyone draws a floor plan.

Conditioned square footage means air-conditioned living area, so garages, lanais, porches and site work sit outside the per-foot number. Expect approximately 9 to 12 months from construction start to certificate of occupancy, plus roughly 3 to 5 months for design, engineering, selections, and permitting. See custom home building for the full process and construction loans for financing.