Owner-operated · Homeowner guide · Kennesaw
Screened Porch Guide for Chastain Meadows, KennesawKennesaw · Cobb County
Kennesaw: A screened porch near Chastain Meadows in Kennesaw only works if it fits your lot, your sun and the way your family uses the backyard. Owner-operated, with a free written estimate.
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Homeowner guide · Kennesaw
What should a homeowner near Chastain Meadows, Kennesaw know before choosing a screened porch?
Here is what to think through before you call a builder, and what we look at when Breno visits.
- Owner-operated: Breno visits and writes your estimate himself
- A team with 10+ years of combined experience
- Insured with general liability coverage
- 31 Google reviews as of Nov 2026, rated 5.0
- Before-and-after photos from our own completed jobs
Kennesaw
The lot and slope set the frame
A screened porch starts with the ground it sits on. Around the Kennesaw Mountain area, lots can be hilly, sloped and covered in trees, so a porch may sit well above the soil and need taller framing than you would guess from the kitchen door. Taller framing means more posts, more bracing and more attention to how the structure is tied together. Homes near Chastain Meadows can differ from one lot to the next, so we never assume a layout from a street name. A porch on a gentle yard is a different build from one hanging off a steep back corner.
Drainage matters just as much as height. Water that runs downhill toward a footing can soften the soil and shorten the life of the wood. When we plan a porch, we look at where roof water lands, where the yard sheds rain and whether a low spot needs attention first. Kennesaw's city code includes stream buffer requirements and landscape buffer standards, which can affect how close a structure can sit to a creek or property line. We check those constraints before we put numbers on paper, so surprises show up early rather than halfway through.
Kennesaw
Sun and trees decide the comfort
A porch that looks perfect on paper can feel wrong in July. Afternoon sun on a west-facing wall can turn a screened room into an oven, while a deep shaded corner can stay damp and grow green film on the floor. Before you pick a spot, notice where the sun lands at breakfast, at four in the afternoon and at dinner. Homeowners around Chastain Meadows and across Cobb County often find the shadier side of the house is also the buggier, wetter side. A good plan balances light, breeze and the view you actually want.
Trees add their own tradeoffs. Shade is welcome in summer, but oak and pine drop leaves, needles, pollen and sap onto a roof and screen panels. Those can collect in valleys and along the screen frames, and a clogged roof edge holds moisture against the wood. We talk through which limbs hang over the planned footprint and whether the roof pitch will shed debris easily. Sometimes a small shift in position, or a plan to trim a limb, makes the porch far easier to live with. Pollen season is a good time to picture how clean you want the space to stay.
How it works
Five steps. No surprises.
Call, text, or send the form
Tell us what is going on: a new deck, a repair, or “not sure yet.” We reply the same day.
Free on-site visit
Breno looks at the deck or the yard himself, measures, and goes over your options with you.
Written estimate
Scope, materials and price come in writing, so you know the plan before anything starts.
Schedule and permits
We agree on a start date and confirm any city, county or HOA requirement for your address first.
Build and final walk-through
Breno is on the job, and we go over the finished work with you before we call it done.
Real B&T work
Photos from real jobs
Real photos from B&T projects in North Georgia, not necessarily from Kennesaw.
Kennesaw
Materials matter more than they look
The frame, floor, screen and roof each age differently. Pressure-treated lumber is common for structural parts because it resists rot when it is installed and sealed carefully, but it still needs proper fasteners, flashing and a finish plan. Screen panels can be built into removable sections, which makes it easier to replace one torn panel instead of the whole wall. We talk about screen material in plain terms: tighter mesh keeps out small bugs and pollen but can limit airflow, and heavier mesh stands up better to pets and kids.
The floor is where weather does most of its work. Wood decking breathes and feels warm underfoot, while composite boards tend to resist staining and splintering. Either choice should leave gaps and slope so water can leave. If your porch sits above the ground, the underside needs airflow too, because trapped dampness shortens the life of any floor. The roof also needs thought. A porch roof that ties into the house must be flashed carefully where the two meet, since that joint is where leaks often start. We explain each material choice in everyday words so you can decide with confidence.
Kennesaw
Breno checks the site in person
When Breno visits, he walks the yard before he looks at any drawings. He checks the slope, the soil near the planned posts, the spot where the porch will meet the house wall and the roofline above it. He looks for door swings, window locations and how people will move from the kitchen or living room onto the porch. He also notices the quiet things: a damp corner, a root near a footing, a gutter that spills in the wrong place. Those small details change how a porch is framed.
He will also ask about your neighborhood and street, because permits and association review depend on the address. The City of Kennesaw has its own building department with online applications, while addresses outside the city limits in the Kennesaw area go through Cobb County. We help you confirm which applies, but you should also confirm with the city, county or your association directly. If you live near Chastain Meadows, tell us early so we can plan for any approval step. That conversation costs nothing and saves real headaches later.
Get a fast estimate
Kennesaw
A written estimate should spell it out
Before the visit, gather a few things. A recent survey or plat helps if you have one, along with photos of the back of the house and any notes from your association. Think about how you will use the room: dinner for guests, a quiet reading corner, a place for the dog. Decide whether you want a ceiling fan, lighting, outlets or a view toward the yard. Neighbors near Legacy Park, Pinetree Country Club or the Noonday Creek Trail often describe a screened porch as the room they use most from spring through fall, so write down your own wish list.
A free written estimate from us should spell out the framing, the floor, the screen panels, the roof tie-in, the railing or door details and the finish. It should also say what is not included and what could change if something unexpected turns up behind an old wall. Compare estimates line by line, not by the total alone. Once the work is finished, we stand behind our work for a full year. If you also have an older deck on the same house, ask about our Free Deck Health Check while Breno is there.
Straight answers
Kennesaw homeowner questions
We have oaks and pines around our Chastain Meadows yard. Will leaf fall ruin a screened porch?
Leaf fall will not ruin it, but it does add upkeep. Leaves, needles and pollen can settle on the roof and screens, and a clogged edge holds moisture. We look at which limbs hang over the planned spot, the roof shape and how easily debris sheds, then suggest a position that stays manageable.
Our backyard near Chastain Meadows is mostly shade. Should I worry about mildew on the porch floor?
Shade can keep surfaces damp, and damp surfaces tend to grow green film. A floor with good gaps, slope and airflow underneath dries faster. We also talk about finish choices and how often to sweep and rinse. A shady porch is pleasant in summer, but it should be built to dry out.
Can I use my screened porch in the evening without being swarmed by bugs and moths?
Screens keep out most flying insects, but bright lights can draw them toward the panels. Softer, warm lighting placed away from the screen wall tends to help. A fan also keeps small bugs from settling near you. We plan outlets and fixture locations with Breno during the visit.
How much airflow will a ceiling fan give a screened porch near Cobb Parkway?
Traffic noise and breeze vary by street, so we do not promise results from a map. A fan rated for damp areas can move air through the room and make still summer evenings more comfortable. We check the ceiling framing and height so the fan has proper support and clearance.
Our old deck by Bells Ferry Road has a few soft boards. Should I patch it or wait and build a porch?
If the soft spots are only on a few boards, a repair can be sensible. If the posts, ledger or framing show rot, a patch may waste effort. Our Free Deck Health Check gives you written notes so you can decide between repair now and a full project later.
What does an association review step usually look like for a screened porch near Chastain Meadows?
We cannot say what your association requires, so ask them directly. In practice, homeowners often submit a simple drawing, a description of materials and sometimes photos, then wait for a reply. We can supply a clear scope and sketch for that application. Tell us your neighborhood early so we can plan around it.
Is a screened porch a good idea if my lot slopes down toward the back of the house?
It can be, but slope changes the build. A sloped yard may need taller posts, extra bracing and careful drainage so water does not collect at the footings. Breno looks at the grade in person, then explains what the framing will involve before you commit to anything.
Can a screened porch be tied into my roof, or should it stand on its own with a separate roof?
Both approaches exist. A tie-in can feel seamless, but the joint with the house needs careful flashing to keep water out. A separate roof avoids touching the main one but adds structure. Breno checks your roofline, any nearby Marietta or East Cobb style layouts you admire, and recommends what suits your house. To talk it through, text or call Breno at 470-863-3707.
Verified Google reviews
What the neighbors are saying
These are verified Google reviews from B&T customers.
★★★★★
“Breno and his team exceeded our expectations. They were organized, efficient, and truly cared about delivering a high-quality result. We couldn't be happier.”
★★★★★
“Breno F. is an incredible man. He helped my aging mother when no one else would and went the extra mile with a complex home repair. His work is meticulous and his follow through is commendable. He is a good man with a great heart. Highly recommended!”
Who’s doing the work
About B&T Properties
B&T Properties is run by Breno, who visits the job, writes the estimate and stays involved until the work is done. The crew has 10+ years of combined deck experience, and the company carries General Liability insurance. We work in Kennesaw and across Cobb County.
Upgrades
Upgrades worth asking about
Planning a project in Kennesaw? Bring up any of these at your free estimate. Changes are easier to plan on paper than on a finished deck.
Multi-level layouts
Step down a sloped yard with separate levels for dining and lounging.
Lighting
Stair and post lights that make evenings outside safer and nicer.
Composite decking
A surface with no sanding, sealing or yearly staining to keep up with.
Stairs and landings
A better way down to the yard, with extra width, a landing or a second flight.
Written warranty
1-year workmanship warranty
Our labor carries a written one-year warranty counted from the finish date: if our workmanship is the cause, we repair it free. The warranty excludes faulty materials (the maker’s warranty applies), ordinary wear, storm damage, misuse, skipped upkeep and other contractors’ work. Send claims in writing.
Free written estimate
Tell Breno about your Kennesaw deck — free and in writing.
No call center, no sales rep — the person who answers is the person who does the work.