Homeowner Guides & Construction Knowledge

The kitchen is consistently the most expensive room to remodel, typically accounting for 25-35% of a whole-home renovation budget. Within any room, the most expensive components are structural modifications (moving walls, adding beams), plumbing relocations, electrical panel upgrades, and custom cabinetry. In coastal South Carolina, hurricane-rated windows and impact-resistant materials add significant cost — replacing all windows in a 2,000 sqft home with 130 mph-rated impact glass costs $8,000 to $15,000 alone. Labor accounts for roughly 35-45% of total project cost in the Horry County market.

The standard renovation sequence follows the construction logic of working from the outside in and from the top down: (1) structural work and framing, (2) roofing and exterior envelope, (3) rough plumbing, electrical, and HVAC, (4) insulation, (5) drywall and interior framing, (6) flooring, (7) cabinetry and trim, (8) painting, (9) fixtures and appliances, (10) final inspections and punch list. This sequence prevents rework — you do not want to install flooring before plumbing rough-in or paint before electrical trim-out. In coastal SC, exterior weatherproofing takes priority because unprotected framing exposed to salt air and humidity deteriorates rapidly.

It depends on the condition of the existing structure. Renovating is typically cheaper when the foundation, framing, and roof are in good condition — you are paying $100 to $250 per square foot versus $175 to $350+ per square foot for new construction in coastal SC. However, if a home requires foundation repair, full systems replacement (plumbing, electrical, HVAC), and extensive structural work, the renovation cost can approach or exceed new construction. In coastal South Carolina, homes built before 1995 that do not meet current wind-resistance codes may cost more to bring up to code than to rebuild. A structural assessment is the first step in making this decision.

In the coastal South Carolina market, the highest-ROI renovations are: kitchen remodels (70-80% ROI), bathroom remodels (65-75% ROI), adding a primary suite (60-70% ROI), impact-rated window replacement (70-85% ROI due to insurance savings), and outdoor living spaces like screened porches and composite decks (65-75% ROI). Notably, hurricane-rated upgrades — impact windows, reinforced roof-to-wall connections, and wind-resistant garage doors — return value both through resale price and through annual windstorm insurance premium reductions of $500 to $2,000. These returns reflect the Myrtle Beach and North Myrtle Beach real estate market as of 2026.

Timeline depends on scope. A bathroom remodel typically takes 2-4 weeks, a kitchen renovation 4-8 weeks, and a full home remodel 3-6 months. Custom home construction from permitting to final walkthrough usually runs 8-14 months depending on size and complexity. We provide a detailed timeline during the estimate phase so you know what to expect.

Budget a 15-20% contingency for any renovation in coastal South Carolina. Older homes near the Grand Strand frequently have hidden moisture damage behind walls, corroded plumbing connections from salt air exposure, outdated wiring that does not meet current NEC standards, or subfloor deterioration. For homes built before 1990, a 20% contingency is appropriate. For homes built after 2000 with documented maintenance records, 10-15% is typically sufficient. A reputable contractor will help you identify the highest-risk areas during the initial assessment to refine this number.

A kitchen remodel in coastal South Carolina takes 6 to 12 weeks from demolition to completion. Cosmetic updates (new countertops, backsplash, and cabinet refacing) can be completed in 4 to 6 weeks. A mid-range kitchen renovation with new cabinetry, countertops, and appliance upgrades takes 8 to 10 weeks. A full gut renovation that includes layout changes, structural modifications, and relocated plumbing or electrical runs 10 to 12 weeks. The cabinet lead time — currently 4 to 8 weeks for semi-custom options — typically controls the schedule. Add 2 to 4 weeks for Horry County permit processing before work begins.

Kitchen remodels in the North Myrtle Beach and Myrtle Beach area range from $25,000 to $75,000 in 2026. A cosmetic refresh (new countertops, backsplash, cabinet refacing, fixtures) runs $25,000 to $38,000. A mid-range renovation with new cabinetry, quartz or granite countertops, and appliance upgrades costs $38,000 to $55,000. A full gut renovation with custom cabinetry, premium appliances, structural modifications, and relocated plumbing or electrical ranges from $55,000 to $75,000. Coastal-specific electrical upgrades (200-amp panel, dedicated 20-amp circuits per NEC requirements) add $2,000 to $5,000 for homes older than 20 years.

Yes, but the scope will be cosmetic rather than structural. A $25,000 to $30,000 kitchen budget in the Horry County market can cover cabinet refacing or painting ($3,000 to $6,000), new quartz countertops ($3,500 to $5,500), a tile backsplash ($1,500 to $3,000), new faucet and sink ($800 to $1,500), updated lighting fixtures ($500 to $1,500), new hardware ($200 to $500), and a mid-range appliance package ($4,000 to $8,000). This budget does not accommodate layout changes, moving plumbing or gas lines, or replacing cabinetry entirely. If your existing cabinets are structurally sound, refacing delivers the most visual impact within this budget range.

Converting a bathtub to a walk-in shower in coastal South Carolina costs $8,000 to $18,000 depending on size and finishes. A standard 3x4 foot walk-in shower with porcelain tile and a glass panel runs $8,000 to $12,000. A larger curbless walk-in shower with custom tile, linear drain, frameless glass enclosure, and a rain showerhead costs $14,000 to $18,000. In coastal areas, moisture-resistant cement backer board (HardieBacker or Kerdi membrane systems) is required instead of standard greenboard, adding $600 to $900. Marine-grade stainless steel fixtures add another $300 to $600 but prevent salt air corrosion that degrades standard chrome within 2 years.

Remodel the kitchen first if you are planning to sell within 3 to 5 years — kitchens have a higher ROI (70-80%) in the coastal SC market and are the first room most buyers evaluate. Remodel the bathroom first if there are functional issues like leaking plumbing, inadequate ventilation causing mold, or accessibility concerns. If both are in similar condition, kitchens offer more daily quality-of-life improvement since the average homeowner spends 3 to 4 hours per day in the kitchen versus 30 to 60 minutes in the bathroom. Budget-wise, bathroom renovations ($15,000-$40,000) are a more accessible starting point than kitchens ($25,000-$75,000).

New home construction in coastal South Carolina takes 8 to 14 months from permit approval to final certificate of occupancy. A standard production-style home (2,000-2,500 sqft on a prepared lot) takes 8 to 10 months. A custom home with unique design features, complex site conditions, or elevated foundations runs 10 to 14 months. Add 4 to 8 weeks for the pre-construction phase: architectural plans, engineering, and Horry County or Charleston County permit review. Weather delays during hurricane season (June through November) can add 2 to 4 weeks. Material lead times for specialty items like impact-rated windows currently run 6 to 10 weeks.

New home construction follows a defined sequence: (1) site preparation — clearing, grading, and surveying, (2) foundation — footings, foundation walls or pilings for elevated coastal homes, (3) framing — walls, roof structure, and sheathing, (4) exterior — roofing, siding, windows, and doors to seal the building envelope, (5) rough mechanicals — plumbing, electrical wiring, and HVAC ductwork, (6) insulation and drywall, (7) interior finishes — cabinetry, countertops, trim, and flooring, (8) painting, (9) fixtures and appliance installation, (10) final inspections and certificate of occupancy. In coastal SC, foundation work is often the longest single phase due to elevated foundation requirements in flood zones.

New home construction in coastal South Carolina costs $175 to $350+ per square foot in 2026. A standard-spec home with builder-grade finishes runs $175 to $225 per sqft. A mid-range custom home with upgraded finishes, quartz countertops, and hardwood or LVP flooring costs $225 to $280 per sqft. A high-end custom home with premium materials, custom millwork, and luxury finishes ranges from $280 to $350+ per sqft. These prices include the construction cost only — land, site work, and impact fees are additional. Coastal-specific costs (elevated foundations, impact windows, wind-resistant construction) add $15 to $35 per square foot compared to inland SC construction.

A custom home is built to the homeowner's specific design, floor plan, and finish selections on a lot they own. The homeowner makes every decision — layout, materials, fixtures, and systems. A spec (speculative) home is designed and built by a builder without a specific buyer, using standard plans and builder-selected finishes. Custom homes cost 15-30% more than spec homes because of design fees, unique structural engineering, and non-standard material selections. Custom homes take longer to build (10-14 months vs. 6-9 months for spec) because the design process and material procurement take additional time. The advantage of custom is getting exactly what you want; the advantage of spec is speed and lower cost.

South Carolina does not legally require an architect for residential construction under three stories, but it is strongly recommended for custom homes. An architect creates detailed construction drawings, handles structural engineering coordination, and ensures the design meets building code requirements. For simpler homes, a residential designer or drafting service can prepare construction plans at a lower cost ($2,000 to $5,000 vs. $8,000 to $25,000 for full architectural services). Your general contractor can often recommend design professionals they have worked with. In coastal SC, architectural plans must include wind-load engineering calculations and flood zone compliance details, which increases design complexity.

Home additions in coastal South Carolina cost $150 to $300 per square foot in 2026, depending on the type of addition and level of finish. A room addition that extends the existing footprint runs $150 to $200 per sqft for standard finishes. A kitchen or bathroom addition (which requires plumbing and electrical rough-in) costs $200 to $250 per sqft. A second-story addition is the most expensive at $225 to $300 per sqft because it requires structural reinforcement of the existing foundation and first-floor walls. A 400-square-foot primary suite addition in the Myrtle Beach area typically costs $80,000 to $120,000 all-in, including permitting and site work.

Yes, home additions require building permits in every South Carolina county. In Horry County, Georgetown County, and Charleston County, the permit process for additions includes plan review by the building department, zoning verification to confirm the addition complies with setback requirements and lot coverage limits, and separate permits for electrical, plumbing, and mechanical work. The permitting process takes 2 to 6 weeks depending on complexity. Building without a permit is a code violation that can result in fines, required demolition of unpermitted work, and complications when selling the property. Your general contractor should handle the entire permitting process as part of the project.

In many cases, yes, but it depends on the existing foundation and structural capacity. A structural engineer must evaluate whether the current foundation, footings, and first-floor walls can support an additional story. If the foundation needs reinforcement, that adds $15,000 to $40,000 to the project cost. Second-story additions in coastal SC must meet the same wind-resistance standards as new construction (130+ mph rated), which means hurricane straps, reinforced connections, and impact-rated windows throughout. The existing roof is completely removed and rebuilt as part of the process. Total cost for a second-story addition runs $225 to $300 per square foot in the Horry County market. Most families need to relocate during construction, which typically takes 4 to 7 months.

Most construction projects in Horry County, Georgetown County, and Charleston County require permits — including structural changes, electrical and plumbing work, additions, new construction, and significant remodels. Minor cosmetic updates like painting or flooring replacement typically do not. We handle the permitting process for every project we manage.

Verify their South Carolina contractor's license through LLR.sc.gov, confirm they carry general liability and workers' compensation insurance, check Google reviews and references, and ask about their project management process. Get a written estimate with a detailed scope of work. A legitimate contractor will be transparent about licensing, insurance, and how they handle change orders.

Custom home construction in the North Myrtle Beach, Myrtle Beach, and Charleston areas typically ranges from $175-$350+ per square foot depending on finishes, lot conditions, and design complexity. Coastal-specific requirements like elevated foundations, hurricane-rated windows, and wind-resistant roofing add to the base cost but are essential for long-term durability.

Our process follows six stages: initial consultation and site evaluation, detailed estimate and scope of work, permitting and design finalization, construction with regular progress updates, inspections and quality checks, and final walkthrough with project handoff. Throughout each stage, we maintain direct communication so you always know where your project stands.

In most cases, yes. Bathroom and kitchen remodels can usually be completed while you stay in the home with some temporary adjustments. Full home renovations or projects involving structural work may require temporary relocation for safety. We discuss this during the planning phase and work to minimize disruption to your daily routine.

A change order is a formal amendment to the original scope of work. If you want to modify the plan mid-project or if unexpected conditions arise (like hidden water damage behind a wall), we document the change, provide a cost and timeline impact, and get your written approval before proceeding. No surprise charges.

A draw schedule is a payment plan tied to construction milestones rather than calendar dates. Instead of paying the full project cost upfront, payments are released at defined stages — for example, 10% at contract signing, 20% at foundation completion, 25% at framing and dry-in, 25% at rough mechanicals completion, and 20% at final walkthrough. This protects homeowners by ensuring the contractor completes each phase before receiving the next payment. In South Carolina, it is illegal for a contractor to collect more than one-third of the total contract value before work begins. Baldwin Builders uses a milestone-based draw schedule on every project.

A scope of work (SOW) is a written document that defines exactly what is included in your construction project — materials, finishes, dimensions, specifications, and exclusions. A detailed SOW prevents disputes because both the homeowner and contractor agree on what "complete" means before work starts. It should include specific product names and model numbers for fixtures and materials, not vague descriptions like "standard faucet." The SOW also defines what is NOT included, which is equally important. If something is not in the scope of work, it will require a change order with additional cost. Always review the SOW carefully before signing a contract.

Hurricane-rated (impact-resistant) windows are designed to withstand wind-borne debris during a hurricane. They use laminated glass — two panes bonded with an interlayer that holds the glass together if struck — and reinforced frames tested to withstand impacts from a 9-pound 2x4 lumber traveling at 34 mph. In coastal South Carolina, the building code requires windows rated for 130+ mph wind speeds. While impact-resistant glass is one option, hurricane shutters are an acceptable alternative in some jurisdictions. Impact windows cost $400 to $1,200 per window installed. The investment reduces annual windstorm insurance premiums by $500 to $2,000 and eliminates the need to board up windows before storms.

FEMA flood zones are geographic areas classified by flood risk level. Zone A and AE designate areas with a 1% annual chance of flooding (the "100-year floodplain"). Zone V and VE are coastal high-hazard areas subject to wave action. Zone X is moderate-to-low risk. In zones A, AE, V, and VE — common throughout Horry County and Charleston County — the base flood elevation (BFE) determines the minimum height for the lowest livable floor. Homes in these zones must be elevated above the BFE, which affects foundation design and cost. Flood zone status also determines whether flood insurance is required (mandatory for federally-backed mortgages in A and V zones). You can check your property's flood zone at msc.fema.gov.

If your property is in a FEMA-designated A or V flood zone and you have a federally-backed mortgage, flood insurance is required by law. Even if not required, flood insurance is strongly recommended for any property in coastal Horry, Georgetown, or Charleston counties. Standard homeowner's insurance does not cover flood damage. The National Flood Insurance Program (NFIP) provides coverage up to $250,000 for the structure and $100,000 for contents. Private flood insurance options may offer higher coverage limits. Elevating your home above the base flood elevation during construction or renovation can significantly reduce annual flood insurance premiums — in some cases by $2,000 to $5,000 per year.

The OCRM (Office of Ocean and Coastal Resource Management) critical line is a jurisdictional boundary along the South Carolina coast that marks the landward edge of state tidelands and coastal waters. Construction seaward of this line requires a permit from OCRM (now administered by SC DHEC). The critical line affects what you can build on oceanfront and marsh-front properties — setback requirements typically mandate that new construction be located a specified distance landward of the line. On beachfront lots, the OCRM baseline setback line determines how far from the ocean you can build. These regulations apply in addition to local zoning and building codes. A site survey identifies the critical line location on your property before design begins.

Salt air protection in coastal South Carolina requires specific material selections throughout the home. Exterior: use fiber cement siding (James Hardie) instead of wood, stainless steel or hot-dip galvanized fasteners instead of zinc-plated, and marine-grade exterior lighting. Windows: aluminum-clad or vinyl frames resist salt corrosion better than bare wood. Hardware: specify marine-grade stainless steel (316 grade) for exterior hinges, locks, and railings. HVAC: coastal-rated condenser units with coated coils resist corrosion. Maintenance: pressure wash exterior surfaces annually to remove salt deposits, inspect and re-caulk all exterior penetrations every 1-2 years, and maintain exterior paint or stain on a 5-7 year cycle. These practices extend the lifespan of a coastal home by decades.

Coastal South Carolina requires construction rated for 130+ mph wind speeds under the International Building Code (IBC) with state amendments. This rating affects every structural connection in the home: roof-to-wall connections use hurricane clips or straps, wall-to-foundation connections use hold-down anchors, and sheathing uses specific nail patterns. Windows and doors must be rated for the same wind speed, either through impact-resistant glazing or approved storm shutters. Garage doors are a critical weak point — wind-rated garage doors with reinforced tracks and bracing are required. The wind rating is verified through multiple inspections during construction. Meeting these standards is not optional — it is a code requirement and a condition of your building permit in Horry, Georgetown, and Charleston counties.

A new deck in coastal South Carolina costs $45 to $85 per square foot depending on materials and design complexity. A 300-square-foot pressure-treated wood deck runs $13,500 to $18,000. A composite deck (Trex, TimberTech, or Azek) costs $18,000 to $25,500 for the same size but lasts 25-50 years without the annual maintenance required by wood. In the salt air environment of the Grand Strand, composite or PVC decking is the better long-term investment — pressure-treated lumber requires staining every 1-2 years and typically needs replacement after 10-15 years due to salt air degradation. All decks over 30 inches above grade require permits and railings per code.

Composite and PVC decking materials are the best choice for coastal South Carolina homes. Composite decking (like Trex Transcend or TimberTech AZEK) resists moisture, salt air, UV fading, and insect damage without annual staining or sealing. PVC decking (100% synthetic) offers even better moisture resistance and is ideal for dock and waterfront applications. While composite costs 40-60% more upfront than pressure-treated wood, the total 20-year cost is lower when you factor in annual maintenance, staining, and earlier replacement of wood decks. For framing and structural components, specify ground-contact-rated pressure-treated lumber (minimum .40 CCA retention for coastal use) or steel framing for maximum longevity.

Permit requirements for fences vary by jurisdiction in South Carolina. In the City of North Myrtle Beach, fences over 4 feet in the front yard or 6 feet in the rear require a zoning permit. Horry County unincorporated areas may have different requirements depending on the zoning district. HOA-governed communities (common throughout the Grand Strand) have their own fence restrictions on height, material, and placement that may be more restrictive than local code. Before building a fence, check three things: (1) local government permit requirements, (2) HOA covenants and restrictions, and (3) your property survey to confirm the fence is on your property and does not encroach on setbacks or easements.

A reputable general contractor in South Carolina should carry three types of insurance: (1) General liability insurance — covers property damage and injuries on the job site, with a minimum of $1 million per occurrence recommended. (2) Workers' compensation insurance — required by South Carolina law for contractors with four or more employees, covering medical costs and lost wages for injured workers. (3) Commercial auto insurance — covering company vehicles used on the project. Ask for a certificate of insurance (COI) naming you as an additional insured before work begins. If a contractor does not carry workers' comp, you as the homeowner could be liable for job site injuries. Verify coverage is active — not expired — on the COI.