Owner-operated · Homeowner guide · Roswell
What to Know Before Choosing a Screened Porch in RoswellRoswell · Fulton County
Roswell: It is a quiet evening on the deck, you are swatting a mosquito off your ankle, and the table is dusted yellow with pollen again. Owner-operated, with a free written estimate.
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Homeowner guide · Roswell
What should a homeowner near Horseshoe Bend, Roswell know before choosing a screened porch?
If that sounds familiar, what should a homeowner near Horseshoe Bend, Roswell, know before choosing a screened porch?
- The owner comes to the visit and writes the estimate himself
- Crews with 10+ years of combined experience
- Insured (general liability)
- Rated 5.0 on Google across 31 reviews as of Nov 2026
- Photos from our own jobs, not stock images
Roswell
Start With the Lot, the Slope and the Sun
A screened porch is shaped by the ground it sits on before anything else. Roswell is wooded and rolling, so a yard near Horseshoe Bend may fall away from the back door, and that changes post height, footing layout and where water runs after a storm. Sun matters just as much. A west-facing porch can turn hot by late afternoon, while a porch tucked under mature trees may stay cool but damp. Neither is wrong, but each calls for different choices in framing, floor and screen layout.
Shade and moisture are the two things that age decks in this area, and a screened porch is no exception. Wood that stays damp under a dense canopy tends to grow mildew and soften sooner than wood that dries in open sun. Before you fall in love with a design, walk the yard at a few times of day and notice where light lands and where puddles linger. Those notes help us plan ventilation, drainage and the way the porch meets the yard, and they save conversations later.
Roswell
Framing, Floor and Roof Tie-In
The frame is what keeps screen panels flat and doors swinging true, so it deserves attention. Posts, beams and joists need to be sized and spaced for the span, and the connections matter as much as the lumber. The roof tie-in is the detail we study hardest. Where a new porch roof meets the house wall, flashing has to shed water away from the siding, not behind it. A sloppy tie-in can let moisture creep into the wall for a long time before anyone sees a stain, which is why we look at it closely.
The floor is a choice with real tradeoffs. Wood decking feels warm underfoot and is easy to repair, but it needs care in damp, shaded spots. Composite boards resist moisture and rot, though they can get hot in direct sun. Spaced boards let water drain, while a tighter floor may suit a covered porch that stays dry. Whatever you pick, the gap between boards, the fasteners and the air space beneath all help it last. Ask how the floor will drain and how you would clean it, because pollen and leaves collect there constantly.
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 Roswell.
Roswell
Pollen, Bugs, Ventilation and Fans
Most people want a screened porch for two reasons: fewer bugs and a place to sit outside in spring without a sneeze. Screen panels do keep out mosquitoes and leaves, and they cut down how much pollen lands on your furniture, though fine pollen can still drift through. Plan for rinsing the screens and floor each spring. Panels should be tight at the edges and easy to remove, so a torn section can be replaced without rebuilding the wall. Dark screen material often makes the view clearer, and many owners prefer it for that reason.
Airflow decides whether the porch is pleasant in July. A screened room with no breeze can feel stuffy, so we think about where the wind comes from, whether a wall faces open yard or a neighbor, and how big the screened openings are. A ceiling fan, rated for damp locations, can make a covered porch feel far cooler, but it needs proper blocking in the roof framing and a sensible electrical plan. Decide early where you want fans and lights, since adding them after the ceiling is closed is awkward and sometimes costly.
Roswell
Permits, HOA Review and Who Decides
Screened porches are not something to start without checking the paperwork. The City of Roswell requires a permit for a new deck or a replacement deck, handled through its building permits and inspections division, and a covered or screened structure can raise its own questions. Because Roswell sits in Fulton County, the county may also have a say depending on your address. Rules depend on the specific property, so confirm with the city, the county or your association instead of assuming. We tell you what your project will need before anything is scheduled.
Homeowner associations are a separate step. Homes near Horseshoe Bend, around Brookfield West or in other parts of town may sit inside an association, and homes in historic Roswell may face additional review. Whether yours does, and what it asks for, depends on your address, so read your documents or call the association. Roswell also documents a tree removal permit for many residential projects, and streams in state waters are subject to stream buffers with limited alteration. Both can shape a porch footprint on a wooded lot. Tell us where you live and we will build the approval step into the schedule.
Get a fast estimate
Roswell
The Visit and the Free Written Estimate
Breno visits in person, and the visit is where a porch plan gets real. He looks at the slope and drainage, the condition of the house wall where a roof would attach, existing footings or stairs, nearby trees and the path from your door to the yard. Have a few things ready: a rough sketch or photos of what you imagine, any association paperwork, a survey if you have one, and a list of how you want to use the space. Knowing whether you want dinners, a reading corner or a place for the dog helps more than any catalog.
A free written estimate should spell out what is included, in plain words. Look for the framing and footing approach, the floor material, the roof and flashing details, screen panels and doors, electrical for fans and lights, stairs, and who handles permit and approval steps. It should also say what is left out, so there are no surprises. Compare estimates line by line rather than by the total alone. We stand behind our work for a full year, and we are glad to walk through any line you do not understand. Families from Alpharetta, Milton and Sandy Springs often ask the same questions, and the answers start with the same visit.
Straight answers
Roswell homeowner questions
My yard near Horseshoe Bend slopes toward the back fence. Does that make a screened porch harder?
It can change the design, though it does not rule a porch out. A slope often means taller posts, deeper footings and extra attention to where water flows under the floor. Breno looks at the grade during the visit and explains how we would keep runoff away from the posts and the house.
Where do the stairs go, and how will I walk from the porch door to the yard?
We plan the steps around the way you actually move, such as toward the grill, the garden or the driveway. On a sloped lot, the landing and the first stretch of path matter, because a bad transition gets muddy and slippery. We sketch the route with you at the visit.
What materials hold up to mildew and damp in this part of Roswell?
Shade and moisture are what age decks here, so material choice matters. Composite or other moisture-resistant boards, well-treated lumber with good air space below, and stainless or coated fasteners all tend to hold up better. Any wood still needs cleaning and sealing. We talk through the tradeoffs for your lot instead of pushing one product.
Our house has a lot of tree cover. Will leaves and shade cause trouble on a screened porch?
Leaves pile up on the roof, in gutters and along the floor edges, and shade keeps surfaces damp longer. Screens do keep many leaves off the floor, but you will still sweep and rinse. We can detail the roof, drainage and floor spacing so debris is easier to clear and moisture does not sit.
Can a screened porch be added to my existing deck near Holcomb Bridge Road?
Sometimes, but the old deck has to be sound first. We check the framing, footings and ledger connection before anyone adds weight or a roof. Our Free Deck Health Check is a walk-around of an existing deck with written notes, and it shows whether your deck can carry a porch or needs repair.
Is a screened porch worth it with all the pollen we get around Roswell Riverwalk and the river trees?
Screens reduce how much pollen settles on your seating and table, and they keep out bugs, though very fine pollen can still pass through. Plan on rinsing screens and the floor in spring. Many owners find the porch still gets far more use than an open deck during pollen season.
My home sits near GA-400 and Alpharetta Highway. Will road noise or sun exposure change the porch plan?
It can. Which side of the house faces the road affects where you put the screened wall, and sun direction affects heat and fan placement. A solid wall or railing on the noisy side, with open screens toward the yard, is one option. We look at those angles when Breno visits.
I live in Brookfield West. What should I bring or check before the visit?
Gather photos of the area, any association paperwork, a survey if you have one, and a list of how you want to use the porch. Permit and HOA rules depend on your address, so confirm with the city, county or association. We then give you a free written estimate that spells everything out. To talk it through, text or call Breno at 470-863-3707.
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What the neighbors are saying
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“Breno did an excellent job repairing my home. He was professional, reliable, and paid close attention to every detail. The quality of his work exceeded my expectations…”
★★★★★
“If you're looking for a trustworthy contractor, B&T Properties is the right choice. Great workmanship, fair pricing, and excellent customer service.”
Who’s doing the work
About B&T Properties
Owner-operated by Breno. Collectively, our team brings 10+ years of deck-building experience, and B&T Properties carries General Liability insurance. Serving Roswell and the rest of Fulton County.
Upgrades
Upgrades worth asking about
Thinking beyond the basics? Mention any of these at your free estimate and Breno will go over what makes sense for your home.
Lighting
Stair and post lights that make evenings outside safer and nicer.
Railing styles
Aluminum, composite or wood railing, from classic balusters to a cleaner, low-profile look.
Composite decking
Low-maintenance boards in a range of colors, priced next to wood so you can compare.
Cover or screens
A roof or a screened section for shade and bug-free evenings.
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 Roswell deck — free and in writing.
No call center, no sales rep — the person who answers is the person who does the work.