301-818-203K
Est. 1992  ·  Clinton, MD
Scroll to explore
Text us
Renovated kitchen with dark cabinetry and granite island, District Heights, MD
Vision

Buy the house. Finance the renovation. We build it.

203k Renovators is the FHA 203k renovation division of G-11 Enterprises, Inc., a licensed residential general contractor serving Maryland, DC and Northern Virginia since 1992. From the first walkthrough to final inspection, one team turns renovation-needed houses into finished homes.

Explore our projects
Open kitchen with island and staircase after renovation
Expertise

Your 203k home renovation specialist

The FHA 203k loan lets you buy and renovate with one mortgage. We guide you through the 203k process, work directly with your consultant and lender, and keep every draw on schedule.

See the 203k process
New stair framing during a full-gut renovation
Collaboration

We work with a network of experts

Investors, lenders, 203k consultants, architects, inspectors and trade partners. Construction management, investor construction services and subcontractor development, all under one roof.

Our services
Finished staircase with dark treads and white risers
Excellence

Down to the studs, back to beautiful

Kitchens, baths, basements, additions and full-gut renovations, carried from demolition to punch list by the same team that has done it since 1992.

See the transformations
Brick single-family home exterior after renovation, Temple Hills, MD
Purpose

Built for the neighborhoods we call home

Proudly serving the MD, DC & VA metro area from Clinton, Maryland. DBE, MBE and SLBE certified. BPI Building Analyst Professional.

About G-11 Enterprises
Renovated kitchen island with granite counters and stainless appliances
Legacy

Let's work together

Tell us about the property and we'll walk it with you. Call 301-818-203K or leave us a message and we'll get back to you with next steps.

Leave us a message
01/ 06
Have a question right now?

Talk to Ava, our AI assistant

Tap the mic and ask anything about 203k loans or your project. Ava can book your free 15-minute consultation on the spot.

Start your project

Tell us about
the property

Takes a minute. We'll call you back within one business day for a free 15-minute consultation. No obligation.

Or call 301-818-203K
Project gallery

Completed
renovations

Full-gut renovations, 203k rehabs, condo conversions and kitchen & bath remodels across Baltimore, Prince George's County and Washington, DC. Select a project to open the full gallery.

Projects open10

Project
listing

    Filter by location
    Transformations

    Before & after

    Same room, same angle. Drag the handle to see what a G-11 renovation does to kitchens, family rooms, baths, stairs and back yards.

    Kitchen · Randallstown, MDScope: full kitchen remodel, part of an investor renovation Townhome kitchen before renovation with oak cabinets Townhome kitchen after renovation with white shaker cabinets, granite counters and stainless appliances
    BeforeAfter
    Kitchen · District Heights, MDScope: full kitchen remodel Kitchen before renovation Kitchen after renovation with white shaker cabinets and stainless appliances
    BeforeAfter
    Family room · Randallstown, MDScope: lower-level refinish, part of an investor renovation Lower-level family room before renovation with brick fireplace and old furniture Lower-level family room after renovation with painted brick fireplace and new flooring
    BeforeAfter
    Bathroom · Washington, DCWaterproofing membrane, then tile, part of a full gut Tub surround during construction with red waterproofing membrane Finished tub surround with large-format tile and blue accent strip
    BeforeAfter
    Stair hall · Washington, DCScope: full gut renovation Stair hall gutted to the framing before renovation Finished stair hall with new flooring, drywall and trim
    BeforeAfter
    Back yard · Washington, DCScope: brush clearing, new deck and fence Overgrown back yard before renovation Cleared back yard with new fence and deck
    BeforeAfter
    Services

    From the drawing
    board to move-in

    Let us guide you through the 203k process, and any other home renovation project. One team carries the job from planning through after care.

    Planning

    203k Renovations

    Scope of work, cost estimates and schedules written to the FHA 203k consultant's format, so your lender, consultant and contractor are working from the same plan.

    • Feasibility walkthroughs
    • Scope & bid packages
    • Draw schedules
    Architecture

    Design & Layout

    Open kitchens, added bedrooms, finished basements and bath additions. We plan the layout that adds the most livable space and value to the property.

    • Kitchen & bath design
    • Additions & conversions
    • Permit drawings
    Construction

    Construction Management

    Residential general contracting from demolition to punch list, with trained professional builders and top quality materials. Investor construction services and subcontractor development.

    • Full-gut renovations
    • Investor construction services
    • Subcontractor development
    After care

    After Care

    Final inspection support, walkthrough, warranty items and preventive maintenance once you've moved in. We stand behind the work after the keys change hands.

    • Final inspections
    • Warranty service
    • Preventive maintenance
    Primary services
    FHA 203k RenovationsGeneral ContractingConstruction ManagementDesign & LayoutInvestor Construction
    Additional G-11 capabilities

    G-11 Enterprises also provides electrical, energy and building-systems services for residential and small commercial clients.

    Residential General Contracting203k Home RenovationProject ManagementConstruction Problem SolvingElectrical ServiceEnergy Management SystemsSolar Energy ManagementGreen InstallationsGenerator SystemsPower GenerationFire Alarm & Life SafetySecurity & CCTVData Management SystemsMotor ControlPreventive MaintenanceLandscapingElectrical Education
    The 203k process

    One loan.
    One team.

    An FHA 203k loan finances the purchase and the renovation together. Here is how a 203k project runs with us, in order. Read the full 203k guide →

    1. 01

      Pre-approval and property

      Get pre-approved with a 203k lender, then find the property. We'll tell you early whether a house is a good 203k candidate.

    2. 02

      Consultation, walkthrough and scope

      It starts with a free 15-minute phone consultation. If it's a fit, we walk the property with you and the 203k consultant, then write a detailed scope of work with a line-item estimate.

    3. 03

      Bids, appraisal and closing

      The lender orders the appraisal on the after-renovation value. Once the numbers work, you close on the purchase and the renovation funds go into escrow.

    4. 04

      Permits and demolition

      We pull permits, set the schedule and start. On full-gut projects this is where the house goes down to the studs.

    5. 05

      Construction and draws

      Work moves through framing, mechanicals, drywall and finishes. The consultant inspects each stage and releases draws from escrow as milestones are met.

    6. 06

      Final inspection and move-in

      Final consultant inspection, certificate of occupancy where required, walkthrough and keys. After care continues once you're home.

    Step 01 · Pre-approval and property
    Who we build for

    Two ways
    to work with us

    FHA 203k loans are only for people who will live in the home. Investors get the same crews and project management, on separate financing.

    Homebuyers & homeowners

    Buying with FHA 203k

    For owner-occupants buying or refinancing a 1–4 unit home they will live in. We write the scope, work with your 203k consultant and lender, and build to the draw schedule.

    • Limited or Standard 203k
    • Scope & bids in consultant format
    • Draws tied to inspections
    Investors

    Investment property

    Separate construction services for investors using conventional, hard-money or cash financing. Full-gut rehabs, value-add renovations and construction management. Investment properties are not eligible for 203k loans.

    • Full-gut & value-add rehabs
    • Construction management
    • Conventional, hard-money or cash
    Talk about an investor project
    Our history

    G-11 Enterprises
    has shaped homes
    since 1992

    Established in 1992 and proudly serving the MD, DC & VA metro area. We specialize in residential general contracting, residential home improvement contracting and 203k home renovation projects.

    1992Established
    34+Years in business
    MD·DC·VAMetro area served
    5Certifications & designations
    Since 1992More than three decades of residential construction in Maryland, DC and Virginia.
    203k-experienced processScopes, bids and draw schedules written in the format your consultant and lender need.
    One team, start to finishThe same team from walkthrough through punch list and after care.
    Construction + managementGeneral contracting and project management under one roof.
    Lender & consultant readyWe work alongside 203k lenders and HUD consultants across the metro area.
    MD · DC · VAPrince George's County, Baltimore City and County, Washington DC and Northern Virginia.

    We look at a distressed house and see what it could be. Then we build it, with the people who know how.

    203k Renovators is the FHA 203k renovation division of G-11 Enterprises, Inc., a residential general contractor based in Clinton, Maryland. For more than three decades we have rebuilt rowhouses in Baltimore, ramblers and split-levels in Prince George's County and condos in Washington, DC, many of them financed through the FHA 203k program.

    Certifications and capability statements are available upon request.

    Who you'll work withGeorge Hockaday-Bey

    Principal, G-11 Enterprises, Inc. Questions about your property, your 203k scope or your schedule go to George and his team.

    DBEDisadvantaged Business Enterprise
    MBEMinority Business Enterprise
    SLBESmall Local Business Enterprise
    BPIBuilding Analyst ProfessionalBuilding Performance Institute
    ABCContractor's AcademyAssociated Builders and Contractors
    Renovated brick rambler exterior, Temple Hills, MD
    G-11 Enterprises logo
    G-11 Enterprises, Inc.7185 Old Alexandria Ferry Road
    Clinton, MD 20735
    203k questions

    What people
    ask us first

    Straight answers on how a 203k renovation loan works with us. Program rules are set by HUD and your lender and change over time; we'll confirm the current numbers for your deal.

    What is an FHA 203k loan?

    An FHA-insured mortgage that finances the purchase (or refinance) of a home and the cost of renovating it in a single loan with one closing. The renovation money sits in escrow and is paid to the contractor in draws as the work is inspected and approved.

    Limited vs. Standard 203k — which one do I need?

    A Limited 203k covers smaller, non-structural work (kitchens, baths, flooring, roofing, HVAC) up to a HUD-set cap (currently $75,000) and doesn't require a HUD consultant. A Standard 203k is for larger or structural projects, requires a HUD-approved 203k consultant, and has a minimum repair amount. We'll tell you on the first walkthrough which one your scope fits.

    Who pays for the 203k consultant?

    The borrower, but the fee can usually be rolled into the loan. The consultant writes the work write-up that your lender, appraiser and we all work from, and inspects each draw.

    Can I live in the house during the renovation?

    For a Limited 203k the house generally has to stay habitable. On a Standard 203k, if the home can't be lived in during construction, up to 12 months of mortgage payments can be financed into the loan so you aren't paying rent and a mortgage at once.

    How long does the renovation take?

    Work has to start within 30 days of closing and finish within the program's completion window (currently 9 months for a Limited 203k and 12 months for a Standard 203k). Most of our 203k projects run 3 to 6 months from closing to final inspection; full-gut rehabs run longer. We give you a written schedule tied to the draw stages.

    Can investors use a 203k loan?

    No. 203k loans are for owner-occupants buying a 1–4 unit home. For investors we provide construction management and investor construction services on conventional, hard-money or cash projects.

    Do you work with my lender?

    Yes. We've worked with 203k lenders across Maryland, DC and Virginia and provide bids in the format the consultant and lender need. If you don't have a lender yet, we can point you to ones who close 203k loans regularly.

    What areas do you serve?

    Prince George's County, Baltimore City and County, Washington DC, and nearby Northern Virginia from our office in Clinton, Maryland. Ask about other counties; it depends on the project.

    Are you licensed and insured?

    Yes. G-11 Enterprises is a licensed residential general contractor, DBE/MBE/SLBE certified, with a BPI Building Analyst Professional on staff. License numbers and certificates of insurance are available on request and listed on your contract.

    Contact us

    Let's work
    together

    Leave us a message with the property address and what you have in mind. We'll call you back for a free 15-minute consultation.

    Call now301-818-203K(301-818-2035)
    Office301-203-8711 phone
    202-379-1763 fax
    Address7185 Old Alexandria Ferry Road
    Clinton, MD 20735
    Service areaMaryland · Washington, DC · Virginia
    LicenseG-11 Enterprises, Inc. · MD Home Improvement Commission (MHIC) #128776
    Call