Question 1

What does the consultation and design process look like?

Accepted Answer

We start with a free, no-pressure on-site consultation — typically 45–60 minutes. We walk your property, discuss your vision, lifestyle, and budget, and take measurements. Within 5 business days, you receive a detailed written proposal including a 3D rendering of your project, a full material specification sheet, and a fixed-price contract. There are no vague estimates or surprise change orders.

Question 2

How long does it take from signing the contract to breaking ground?

Accepted Answer

Our typical lead time from signed contract to project start is 3–6 weeks. This window is used to pull permits, order custom materials, and schedule your dedicated crew. Your exact start date is written into your contract and guaranteed — if we miss it for any reason within our control, we credit your account.

Question 3

How long will my project take to complete?

Accepted Answer

Project timelines vary by scope. A standard screened porch addition runs 7–14 business days. A custom composite deck is typically 5–10 business days. A pergola or pavilion build runs 5–8 business days. Full outdoor kitchen and living space combinations with multiple structures can run 3–6 weeks. We provide a specific completion window in your contract, not a vague estimate.

Question 4

Will my yard be torn up during construction?

Accepted Answer

We take site protection seriously. We use plywood pathways to protect your lawn from equipment, haul all debris off-site daily, and perform a full site cleanup at the end of every workday. At project completion, we restore any disturbed landscaping and leave your property cleaner than we found it.

Question 5

Do I need to be home during construction?

Accepted Answer

No — most of our clients are at work during the build. We only need you present for the initial walkthrough on day one and the final walkthrough at completion. We send photo updates at the end of each workday so you can follow progress from anywhere. If any decision needs your input mid-project, we call before acting.

Question 6

What happens if it rains during my project?

Accepted Answer

Weather delays are factored into every project timeline. We work through light rain on tasks that permit it (framing, decking) and pause only when conditions would compromise quality or safety. If a weather delay pushes your completion date, we notify you the same day and provide a revised schedule. We never use weather as an excuse for poor workmanship.

Question 7

What decking materials do you use and recommend?

Accepted Answer

We build with Trex, TimberTech, and Fiberon composite decking — the three most trusted brands in the industry. Composite outperforms pressure-treated wood in Upstate SC's climate because it resists moisture, UV fading, mold, and insect damage without annual staining or sealing. For clients who prefer natural wood, we use premium pressure-treated lumber or Ipe hardwood. We walk you through the pros, cons, and 25–30 year cost comparison of each option during your consultation.

Question 8

What screening material do you use for screened porches?

Accepted Answer

We use 18×14 fiberglass screen mesh as our standard — it's the most durable option for Upstate SC's climate, resisting tears, corrosion, and UV degradation far better than aluminum screening. For clients who want maximum visibility and airflow, we offer 20×20 'Super Screen' mesh. For pet owners, we recommend our heavy-duty pet-resistant screen that withstands claws and impact. All screen systems are installed with a full perimeter spline and frame system, not stapled, for a clean finish and easy future replacement.

Question 9

What framing materials do you use for screened porches?

Accepted Answer

Our screened porch framing is built with kiln-dried, pressure-treated lumber rated for ground contact — the same standard used in commercial construction. For premium builds, we offer cedar framing, which is naturally rot-resistant, dimensionally stable, and has a beautiful natural appearance. All structural connections use hot-dipped galvanized or stainless steel hardware to prevent corrosion. We never use standard interior-grade lumber for exterior structures.

Question 10

What pergola materials do you offer?

Accepted Answer

We build pergolas in three primary materials: Western Red Cedar (natural, beautiful, requires periodic sealing), powder-coated aluminum (maintenance-free, lifetime warranty, ideal for Upstate SC humidity), and pressure-treated pine (most budget-friendly, requires staining every 2–3 years). We also install motorized louvered pergola systems from brands like StruXure and TEMO, which allow you to adjust the roof angle and close completely in rain — the highest-end option we offer.

Question 11

What countertop materials do you use for outdoor kitchens?

Accepted Answer

Our outdoor kitchen countertops are built with materials rated for full outdoor exposure. We primarily use natural granite (extremely durable, heat-resistant, timeless look), porcelain tile over cement board (wide design range, very durable), and concrete (custom, modern aesthetic). We do not use standard indoor granite or quartz for outdoor applications — these materials are not rated for freeze-thaw cycles and will crack within a few seasons.

Question 12

Are your materials rated for South Carolina's climate?

Accepted Answer

Yes — every material we specify is selected with Upstate SC's climate in mind: hot, humid summers, occasional hard freezes in winter, and significant UV exposure year-round. We do not use materials that perform well in dry climates but fail in high-humidity environments. This is one of the most common reasons homeowners call us after a bad experience with another contractor — materials that looked fine in a showroom but failed within two seasons outdoors.

Question 13

What does a screened porch cost in Greer, SC?

Accepted Answer

In the Greer and Upstate SC market, a professionally built screened porch addition typically ranges from $12,000 to $45,000 depending on size, materials, roofing style, and features. A basic 12×16 screened porch with a shed roof, pressure-treated framing, and fiberglass screening runs $12,000–$18,000. A vaulted cathedral ceiling porch with cedar framing, stone flooring, and a ceiling fan package runs $25,000–$45,000. We provide a fixed-price quote — not a range — after your on-site consultation.

Question 14

What does a composite deck cost in Upstate SC?

Accepted Answer

A single-level composite deck in the 200–400 sq ft range typically costs $8,500–$22,000 depending on the decking brand, railing system, and features. Trex Select with aluminum balusters at the lower end, TimberTech Azek with cable railing at the upper end. Multi-level decks, built-in benches, pergola covers, and integrated lighting add to the total. All pricing is fixed in your contract — no per-square-foot surprises at the end.

Question 15

Do you offer financing?

Accepted Answer

Yes. We partner with GreenSky and Service Finance Company to offer 12-month same-as-cash and low-APR financing options for qualified homeowners. Many of our clients finance projects in the $15,000–$40,000 range and pay them off before interest accrues. Ask about financing options during your consultation — approval takes about 5 minutes and does not affect your credit score for pre-qualification.

Question 16

What is your payment schedule?

Accepted Answer

Our standard payment schedule is: 30% deposit upon contract signing (used for material orders and permit fees), 40% at project start (first day of construction), and 30% at project completion after your final walkthrough approval. We never ask for more than 30% upfront — any contractor requesting 50% or more before work begins is a significant red flag.

Question 17

Are there any hidden fees or change order surprises?

Accepted Answer

No. Our contracts are fixed-price, not time-and-materials. The price you sign is the price you pay, period — unless you request a change to the scope of work after signing. If you add a ceiling fan, change the decking color, or expand the footprint, we issue a written change order with a price before any additional work begins. You will never receive a surprise invoice.

Question 18

Do you offer a warranty?

Accepted Answer

Yes. Every project includes a 5-year workmanship warranty covering any defect in our labor and installation. This is separate from the manufacturer warranties on materials — Trex composite decking carries a 25-year fade and stain warranty, most aluminum pergola systems carry a lifetime structural warranty, and our screen systems carry a 2-year installation warranty. If anything we built fails due to our workmanship within 5 years, we fix it at no charge.

Question 19

Do I need a permit for a screened porch or deck in Greer, SC?

Accepted Answer

In most cases, yes. Greer, Taylors, Duncan, and surrounding Upstate SC municipalities require building permits for any attached structure — screened porches, decks, pergolas, and outdoor kitchens attached to the home. Detached structures over a certain square footage also typically require permits. We handle the entire permit process on your behalf — pulling the permit, scheduling inspections, and obtaining the certificate of occupancy. You do not need to make a single call to the building department.

Question 20

How long does the permit process take?

Accepted Answer

In Greer and Greenville County, residential building permits for outdoor structures typically take 5–15 business days for approval. Spartanburg County runs similarly. This is why we build the permit timeline into your project schedule upfront — we submit permit applications immediately upon contract signing so approval arrives before your scheduled start date. We have never had a project delayed due to permit processing.

Question 21

What if my neighborhood has an HOA?

Accepted Answer

Many Greer and Upstate SC neighborhoods — including Thornblade, Sugar Creek, and Riverside — have HOA architectural review requirements. We are experienced with the HOA approval process and can provide the drawings, material specifications, and color samples your HOA requires for approval. We recommend submitting HOA applications before or simultaneously with permit applications to avoid delays. We can advise you on the typical HOA review timeline for your specific neighborhood.

Question 22

Will a screened porch or deck increase my property taxes?

Accepted Answer

Permitted additions that increase your home's assessed value may result in a modest property tax adjustment. In Greenville and Spartanburg Counties, a screened porch addition typically increases assessed value by a fraction of its construction cost. The ROI is strongly positive — most outdoor living additions return 60–80% of their cost in home value, and the quality-of-life benefit is immediate. We recommend consulting with a local real estate agent or tax assessor if this is a concern.

Question 23

Can you build on a sloped lot?

Accepted Answer

Yes — sloped lots are common in Upstate SC, particularly in Taylors, Inman, and areas near Lake Blalock. We design elevated deck systems with engineered footings sized for your specific slope and soil conditions. Sloped lots often produce the most dramatic deck designs — multi-level builds that step down the grade and create distinct outdoor 'rooms.' We include a site assessment in every consultation for lots with significant grade changes.

Question 24

What should I ask any contractor before hiring them?

Accepted Answer

Ask these five questions before signing with any contractor: (1) Are you licensed and insured in South Carolina — can I see your certificate? (2) Will you pull the permit, or am I responsible? (3) Is this a fixed-price contract or time-and-materials? (4) What is your payment schedule — and why do you need more than 30% upfront? (5) Can you provide three references from projects completed in the last 12 months in my area? A reputable contractor will answer all five without hesitation.

Question 25

What are red flags when hiring an outdoor living contractor?

Accepted Answer

The most common red flags we hear from homeowners who had bad experiences: requesting 50% or more upfront before any work begins; no written contract or a vague one-page agreement; unable to provide proof of SC contractor license and liability insurance; no physical business address (only a cell number); pressure to sign immediately with a 'this week only' discount; and subcontracting the entire job to an unlicensed crew without disclosing it. If any of these apply, walk away.

Question 26

Are you licensed and insured in South Carolina?

Accepted Answer

Yes. We hold an active South Carolina Residential Builder License and carry $1,000,000 in general liability insurance and workers' compensation coverage for all crew members. We are happy to provide our license number and a certificate of insurance before you sign anything — in fact, we include both in every proposal we send. You should verify any contractor's license at the SC Contractor's Licensing Board website before signing a contract.

Question 27

Do you use subcontractors?

Accepted Answer

We use our own dedicated crews for all framing, decking, and screening work. For specialized trades — electrical for outdoor lighting, plumbing for outdoor kitchens, and concrete flatwork — we work with a small group of licensed, vetted subcontractors we have partnered with for years. We do not use day-labor or unlicensed crews. Every person on your job site is either a direct employee or a licensed subcontractor with their own insurance.

Question 28

How do I get started?

Accepted Answer

The easiest way is to call us directly at (864) 263-8760 or submit a request through our contact form. We respond to all inquiries within 24 hours and can typically schedule your free on-site consultation within 3–5 business days. The consultation is free, no-pressure, and comes with no obligation. We will walk your property, discuss your vision, and give you a realistic picture of what your project will cost before you commit to anything.

Everything You Need
to Know Before You Build

The Construction Process

Your Free Consultation Is One Call Away

Everything You Needto Know Before You Build

The Construction Process

Your Free Consultation Is One Call Away

Everything You Need
to Know Before You Build