Charleston's piazzas and front porches usually have painted tongue-and-groove floors that take a beating from rain blowing in from the side. We replace rotted boards with matching profiles, repair the framing under them, sand and prime every exposed edge, and finish with a porch enamel that stands up to foot traffic and humidity.
This service is part of our our Charleston deck restoration options. Homeowners who need it often ask about dock and pier restoration, 2026 deck restoration cost ranges or a full strip, sand and refinish at the same time, so we price and schedule them together.
Historic homes
On homes in the historic districts we match the original board profile and slope the floor so water drains away from the house. Work visible from the street may need Board of Architectural Review approval, which we help with.
Paint that lasts
Porch floors fail when bare end grain soaks up water. We back-prime and end-prime replacement boards before installation, then apply a primer and two coats of floor enamel. For screened porches and rear decks, staining may be the better option.
Typical cost
Sanding and repainting a porch floor typically runs $3 to $6 per square foot. Board replacement on tongue-and-groove floors runs about $18 to $35 per square foot, depending on the profile.
Areas we serve
Piazza & Porch Floor Restoration is available for homes in Downtown Charleston, West Ashley, James Island, Mount Pleasant, North Charleston, Daniel Island, Johns Island, Folly Beach, Sullivan's Island, Isle of Palms and Hanahan.
Frequently asked questions
Can you repair just part of a piazza floor?
Yes. We replace the rotted sections with boards milled to match, then prime and paint the whole floor so the repair blends in.
What paint is best for a Charleston porch floor?
A quality exterior porch and floor enamel over a bonding primer, with every board end-primed. Lighter colors stay cooler in summer sun.
Do you work on historic homes downtown?
Yes. We regularly work on single houses and porches in the historic districts and help with Board of Architectural Review approvals when needed.
Related deck restoration services
All deck restoration servicesDeck RefinishingDeck Staining & SealingDeck Cleaning & Power WashingDeck ResurfacingDock & Pier RestorationDeck Restoration Cost