Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterConstruction Services in Sienna Plantation, TX
If you’re searching for a construction crew in Sienna Plantation that will show up when they say they will and put every price on paper before the first nail moves, you’re in the right place. Barrett & Sons Construction is an owner-operated company founded in 1998, run by Tom Barrett and his sons. We know the neighborhoods, the HOA rules, and the black clay soil here. When you call (877) 610-1318, you get a live person, not a voicemail box, and a straight answer about whether your project makes sense.
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.
Why Sienna Plantation Homeowners Choose Barrett & Sons Construction
Most of the folks we work for in Sienna Plantation have been through the wringer once already. A phone quote that ballooned at the door, a crew that disappeared mid-project, a contractor who told them a permit wasn’t necessary. That last one is a big deal here, and we’ll get to why in a minute. The short version: we do not do business that way. Tom Barrett publishes his name, his address, and his license number. Look it up before you sign anything. Every change order comes in writing before the scope changes. Every eligible job gets permits pulled and inspections signed. And every completed job carries the 90-Day Done Right Promise, written on the contract, not buried in fine print. If something isn’t right, one call brings Tom back to make it right.
We work regularly in neighborhoods like Sienna Village and Anderson Springs, where the homes hit that 15-to-25-year mark and the first round of major repairs and remodels is underway. Homeowners there will tell you the same thing: we answer the phone, we do what we say, and we stand behind the work.
Construction Services We Offer in Sienna Plantation
Kitchen Remodeling
We build kitchens with brands you can look up, like KraftMaid and Cambria, installed by crews that carry the Barrett name. Most Sienna Plantation kitchens we touch are 15 to 20 years old, which means the bones are good but the layout and finishes are tired. Learn more about our Kitchen Remodeling in Sienna Plantation.
Bathroom Remodeling
From a guest bath refresh to a full primary suite gut, we handle the plumbing, tile, waterproofing, and finishes. We install Schluter waterproofing systems and Grohe or Sterling fixtures, because a bathroom that leaks inside the wall is a slow disaster, not a cosmetic flaw. Learn more about our Bathroom Remodeling in Sienna Plantation.
Roofing
After 15-plus years of Gulf Coast sun and weather, many original roofs in the 77545 zip code are at the end of the road. We install GAF roofing systems and pull every permit Fort Bend County requires. Learn more about our Roofing in Sienna Plantation.
Windows & Doors
Production homes from the 2000s came with builder-grade windows that fade, warp, and leak air. We replace them with Andersen and Marvin products that hold up to a Fort Bend summer.
Fence Installation
Cedar and treated pine fences take a beating out here from humidity and expanding soil. We set posts properly and build fences that stay straight through wet and dry seasons.
Driveway & Pavers
We install Belgard and Techo-Bloc pavers for driveways, patios, and walkways. In Sienna Plantation, that means prepping for expansive clay soil, which most out-of-area crews simply do not do.
Home Additions & ADU
Adding square footage in Sienna Plantation means clearing the HOA’s Architectural Review Committee before anything else happens. We handle that front-end coordination so you don’t have to navigate it alone.
Neighborhoods We Serve in Sienna Plantation
We work throughout the community, including several of the most established sections. Here are a few we know well:
- Sienna Village
- Anderson Springs
- Waters Lake
- Shipman’s Landing
- Village of Sawmill Lake
Typical response time for a request anywhere in the 77545 area is same-day by phone, with a scheduled site visit inside a week, and a written estimate within days of the walkthrough.
Why Sienna Plantation’s Climate & Housing Affect Construction
Sienna Plantation sits squarely in Fort Bend County’s black clay, or Vertisol, soil belt. This is not the sandier fill you find further north. Black clay swells dramatically after heavy Gulf Coast rains and shrinks during dry spells, and that cycle moves slabs. We routinely see perimeter gaps open under homes here during dry summers. When we pour new concrete footings for an addition or driveway, we pre-soak the soil first. Out-of-area contractors skip that step because they don’t know the soil, and their work gets callbacks within a single season. This is not a guess, it’s a pattern we’ve watched for years.
The housing stock is another factor. Sienna Plantation was built mostly in the 2000s and 2010s by volume builders like Lennar, Perry Homes, and Taylor Morrison, brick-veneer and slab-on-grade throughout. Those homes are 15 to 25 years old now, which means original roofs are aging out, HVAC platforms need attention, and a lot of new buyers are remodeling interiors right after closing. When that kind of work happens on an acreage of this size, the HOA layer kicks in hard.
Which brings us to the part most people don’t see coming. Sienna Plantation is one of Fort Bend County’s largest master-planned communities, and virtually every exterior construction project, from room additions to pergolas to fence replacements, must clear the Sienna Plantation Residential Association’s Architectural Review Committee before a permit is even pulled. That’s a mandatory HOA pre-approval layer that contractors in neighboring Pearland or unincorporated Sugar Land rarely encounter at this scale. Combined with Fort Bend County’s own building inspections, the front-end coordination burden basically doubles. A contractor who doesn’t know this can put you weeks behind before a single board goes up.
And there’s the flood-map piece. Hurricane Harvey in 2017 brought significant flooding along the Brazos River corridor adjacent to the community, and Fort Bend County responded with updated FEMA maps and stricter finished-floor-elevation requirements. Those rules now directly govern new construction and additions in Sienna Plantation, so an addition that was code-compliant ten years ago may not be today. We pull the permits and we talk to the county. The permit inspector works for you, not for me, and that’s why I like him.
Pricing for Construction in Sienna Plantation
Here’s the honest answer, because nobody else gives one. Prices vary by scope, but these are the ranges we typically quote in this community:
- Kitchen remodel: $35,000 to $90,000 depending on footprint and finishes
- Bathroom remodel: $18,000 to $45,000
- Roof replacement: $12,000 to $28,000 based on square and pitch
- Window replacement: $800 to $2,200 per opening
- Fence installation: $28 to $45 per linear foot
- Driveway pavers: $15 to $28 per square foot installed
- Home addition or ADU: $180 to $350 per square foot
Every scope, every allowance, every price change arrives as a written change order before work happens. No surprise invoices at the end. Call (877) 610-1318 for a free estimate.
Service Area - Cities Near Sienna Plantation
We also work in the surrounding Fort Bend and Brazoria County communities. If you’re in Fresno, Missouri City, Manvel, or Stafford, the same crew and the same written guarantees apply.
Serving Sienna Plantation, TX - Our Local Coverage Area
We’re based in the Sienna Plantation 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 Sienna Plantation
Yes, in nearly every case involving exterior work. The Sienna Plantation Residential Association’s Architectural Review Committee must approve additions, fences, pergolas, and similar projects before Fort Bend County will issue a permit. We handle that coordination for you, including the paperwork and the follow-up. Call (877) 610-1318 and we’ll walk you through the timeline for your specific project.
It depends on the scope, but the ranges above are what we quote in this community. The honest variable is the HOA and permit process, which adds front-end time and in some cases engineering requirements. We put every estimate in writing with allowances itemized, because an allowance that isn’t on paper is a surprise waiting for a date.
Not without your signature. If a scope change or an unknown condition comes up, you get a written change order before anything changes. We never show up at the end of a job with an invoice that wasn’t agreed to along the way. That’s how we’ve done business since 1998, and it’s the reason homeowners who have been burned once come to us the second time.
A bathroom remodel usually runs two to four weeks. A kitchen runs six to ten. A roof replacement is often done in a week or less. A home addition will take months, and the HOA approval alone can add two to six weeks before the permit is issued. We’ll give you a written schedule before we start, not a vague promise. Call (877) 610-1318 to get a realistic timeline for your project.
Yes, on every eligible job. The last contractor most of our customers used told them permits were optional. They are not optional in Sienna Plantation, and the county inspector will catch it. We pull the permits, we schedule the inspections, and we make sure everything passes before the job is considered done.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Sienna Plantation and the surrounding communities since 1998.
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 Sienna Plantation Customers Say
"Beautiful work and honest pricing throughout. The project ran about three weeks past the estimate waiting on the cabinets, which was the supplier rather than him, though the delay was still real."
- Genevieve Ashcombe"Full kitchen down to the studs. He found the previous owner had done the wiring himself and it was genuinely dangerous, showed me, and put it right properly rather than boxing it back in."
- Augustus Nwachukwu"He pulled every permit and had every inspection signed off. The last contractor we used told us permits were optional and I have been paying for that ever since."
- Redmond Cavanaugh