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Paulding County, Georgia

Handyman in Dallas, Georgia

Dallas was laid out in 1852 on forty acres bought for the purpose, and for a century and a half afterward it stayed a small county seat on high ground. Then it doubled inside ten years. What that leaves is a town with two housing generations and very little in between: a scattering of old frame houses within walking distance of the square, and thousands of houses set on pads that had to be cut level first. At a little over a thousand feet, with Elsberry Mountain standing higher again, almost none of this ground started out level.

Repairs by part of town

Dallas is not all one kind of house, and the repair work changes with it. See if you can find your own house in this.

The Public Square
The 1892 courthouse with the clock tower holds the north end of the square, and the county's first schoolhouse, now the historical society museum, was moved to its spot near the square in 1997. The streets around them were rebuilt in the early 2000s with brick roadway and new walks, and facade work on the existing buildings went on at the same time. That work is twenty-odd years old now, which is about when anything applied to an older wall starts letting water in behind itself. The houses on the streets off the square are the oldest in the city, and they are survivors rather than a district: wood windows in frames that have moved, weatherboard, porch posts and rails run to no pattern any yard stocks. Nothing here is under design review, so the only thing keeping a repair honest is what is already on the house.
Elsberry Mountain and the high ground
Elsberry Mountain is the highest point in the city, with Elsberry Ridge sitting on top of it and Ray Mountain not far behind. Building on ground like that means cut and fill: the pad was made level by taking soil off the uphill side and packing it onto the downhill side, and packed fill keeps settling for years. The results are recognizable. Outer deck posts drop while the ledger stays put, so the deck runs downhill away from the door. Driveway and patio slabs part at the joint. Retaining walls lean out at the top course. The crawlspace takes everything the uphill yard sends it. On these lots the water question comes before the carpentry question every single time.
Pumpkinvine Creek and the low ground
Pumpkinvine is the largest creek in the county, it runs north out of Dallas toward the Etowah, and the old railroad trestle still stands 126 feet above it. The ground either side is bottom ground: heavy canopy, clay that gives water up slowly, and air under the floor that never fully dries. Joist ends and subfloor go soft along exterior walls down here long before anything is visible from the room above. The gutters are the other half of it. Under that much tree cover they load up fast, and a full gutter does not spill at the front where you would see it, it goes over the back edge onto the fascia and down behind the soffit.
New Hope and the Dallas-Acworth Highway
Northeast of town, out where Dallas-Acworth Highway meets East Paulding Drive, is where the county filled in fastest from the late 1990s on, Seven Hills and Bentwater among the larger tracts, with the New Hope battlefield ground now sitting in a commercial stretch in the middle of it. Building stopped mid-stride out here in the late 2000s and picked back up years later, which is worth knowing before anyone assumes a street is all one age. Two houses that look identical can be a decade apart. The failure list is the standard one: siding at the bottom courses, garage jambs rotted from driveway splash, deck ledgers and post bases, interior doors that no longer latch, and drywall reopening at the same door and window corners it opened at the first time.

What a Rome base means for Dallas

What Dallas homes tend to need

A few repairs come up far more often than the rest here. None of them are dramatic. All of them get worse and more expensive if left.

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Based in Rome, about 29 miles from Dallas. Worth knowing up front: a single small job at that distance is worth a conversation first, while a list handled in one visit is straightforward.

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