You bought a house and do not know where to start
First we need to understand the condition of the structure, roof, floors, walls and utilities.
Tbilisi · Kakheti · Georgia
Old house reconstruction in Georgia
An old house can become warm, bright and comfortable while keeping its character.
We restore and renovate old private houses for modern living: strengthen structures, replace unsafe elements, and install reliable heating, water, electricity and bathrooms. We work with attention to materials, details and the overall character of the house.
Inspection
First, understand the condition of the house
We assess foundations, walls, roof, floors, timber, moisture and existing utilities. After an inspection, it becomes clear what can be kept, where strengthening is needed and where replacement is the safe choice.
- foundation and cracks
- load-bearing walls
- timber beams and floors
- roof structure and covering
- moisture and rot
- floors
- existing layout
- utilities
- extension or replanning potential
This creates a realistic reconstruction plan and a clear sequence of work.
Details
Keeping the strong details of an old house
A house often gets its character from stonework, brickwork, old doors, windows, shutters, timber beams, verandas and room proportions. Where an element can be retained and put back into working condition, we restore it or integrate it carefully into the project.
Life inside
Adding modern living
An old house can have proper heating, water supply, electricity, bathrooms, a kitchen, insulation and a practical layout. The interior can remain calm and traditional or become more contemporary, depending on the owner and the house.
- heating for year-round living
- water, drainage and bathrooms
- new electrics and considered lighting
- insulation where it is needed
- kitchen and practical layout
- verandas, terraces and small extensions
Situations
When to show us the house
You are considering a house before buying
An initial inspection helps reveal the likely scope of work and the main risks.
The roof, walls, beams or floors raise questions
Sagging, cracks, moisture and old timber need a careful on-site assessment.
The house is beautiful but inconvenient to live in
Its character can stay while warmth, water, lighting, bathrooms and a practical layout are added.
You want to keep stone, timber, doors, windows or the layout
Each old element is considered separately: it may be restored, repaired or replaced.
Decision logic
What to keep, strengthen or replace
- Keep elements that are valuable, sound and safe to use.
- Strengthen and repair elements that can be made reliable again.
- Replace elements whose condition no longer supports safety and durability.
The final decision follows an inspection and, when necessary, opening selected areas.
Scope of work
What reconstruction can include
The scope depends on the house, the owner’s task and the intended result.
- removal of damaged or unnecessary parts
- repair and strengthening of timber structures
- floor replacement
- partial or full roof reconstruction
- stone and brick wall repair
- layout changes
- new openings
- insulation
- new floors
- water and drainage
- electricity
- heating
- windows, doors and stairs
- verandas, terraces and small extensions
- joinery and interior details
Structure and intention
We bring together the character of an old house, reliable structures and engineering for modern life.
We first understand how the house is built and what loads its walls, beams and roof carry. Then we develop solutions for structural work, ring beams, floors, roof and utilities.
- assessing loads and the condition of load-bearing elements
- selecting beam sections and structural junctions
- calculating and building ring beams where required
- preparing an estimate, work stages and agreed timing
Before work begins, the scope, sequence and agreements are recorded in the contract.
Remote collaboration
We can start from photos and keep the work clear through regular communication.
When the owner is abroad or cannot be on site all the time, we discuss the task using photos, video and measurements. We agree on solutions, estimate, stages and timing before work begins.
- collecting the initial information and clarifying the task
- showing progress through photo and video updates
- recording agreed decisions and changes
- staying in contact at every stage
Remote collaboration works well when decisions, materials and the work sequence are agreed in advance.
Working format
A small workshop with one responsible contact
The project is led by a master with joinery, construction and restoration experience. An engineer joins complex structural decisions. Welders, concrete workers and other specialists are brought in for the specific scope.
The owner has one clear contact while the right team is assembled for the house.
Getting started
The first step is to show the house
- Send photos and the house location.
- Briefly describe what you want to change.
- We review the material and ask clarifying questions.
- If the task is a fit, we arrange a call or an inspection.
FAQ
Common questions
Can the condition be understood from photos alone?
Photos help us understand the task and notice some problems. The exact scope is determined after inspection, and sometimes after opening parts of the structure.
Can old beams, walls and doors be kept?
Yes, when their condition allows safe continued use. Each element is assessed separately.
Can reconstruction be carried out in stages?
Often yes. The sequence must account for the roof, walls, foundation and utilities.
How much does reconstruction cost?
An exact cost cannot be calculated from floor area alone. It depends on structures, demolition, materials, utilities, access and finishes.
Where do you work?
Our main areas are Tbilisi and Kakheti. Projects elsewhere in Georgia are possible when the task and scale are a good fit.
Related directions
Related directions
If the task is wider, we can look at the house, roof and site together.