When it comes to protection, few features are as important as the roof above your head. Your roof is much more than just a hat for your house - it keeps outside elements like rain, sleet, snow, and wind outside so you and your family can stay comfortable and dry inside. A properly maintained roof also helps protect your home's structural integrity, keeps critters out, and insulates your home during cold months. With all that said, it's easy to see why your roof plays such a crucial role in your everyday life. That's why, when your roof needs maintenance or replacement, you need to work with experienced, trustworthy roofers in Folly Beach, SC.
Hixon's Roofing has been Folly Beach's go-to contractor for new roof installations and repairs for nearly three decades. As locals in the Folly Beach community, we pride ourselves on honesty, hard work, and being a business that you can count on consistently. There's no secret as to why our company is successful. The bottom line is that we do right by our customers and treat them the way we would like our own family to be treated. That's why, when you hire Hixon's Roofing, you'll be greeted with a warm smile and provided the highest quality roofing services in South Carolina.
When you work with Hixon's Roofing, you're not working with a mediocre roofing company in Folly Beach. You're working with a team of experts who are fully insured, bonded, and licensed for your peace of mind. If you're looking for the best service and the best products in the roofing industry, look no further than Hixon's Roofing.
There's a reason why Hixon's Roofing is considered the best roofing company in South Carolina. Instead of talking about why it would be our pleasure to show you in person. Whether your residential roof needs inspecting or your commercial structure needs a replacement, we're here to serve you.
Hixon's has seen and done it all when it comes to residential roofing services in South Carolina. Whether you own a small, secluded ranch-style home or a sprawling mansion in the suburbs, we have the expertise and tools to accommodate any job. Do you need a small leak fixed on your asphalt roof? No problem, we've got you covered. Are you in need of a brand-new roof built from scratch? We can help you with that, too. At Hixon' Roofing, we pride ourselves on combining top-notch roofing services with family values. Trust, honesty, and hard work mean a lot to us. We treat your home and yard just like we would treat our own. If we create trash or debris in your yard, we clean it up. It all goes back to treating our customers how we would like to be treated - something that Hixon's has been doing since 1984.
What types of residential roofing services do we offer in Folly Beach? Here are some of our most common job requests:
Our team specializes in all forms of roof repair, from minor leaks to major structural issues.
We will build you a new roof from scratch, using high-quality materials. If you have a vision, we can make it a reality.
Depending on your needs, we can remove your old roof and install a new roof on your home.
We will replace your old, worn-out shingles, metals, and other roofing materials.
We provide quality craftsmanship and products because we believe in what we do. We want happy customers who refer their friends and family. You may not see flashy internet ads everywhere for our company, but that's by design. Our word-of-mouth referrals are so frequent and far-reaching that we don't need to pay for ad spots. We would rather invest that money into the best tools and most knowledgeable roofing experts available. That way, we can better serve our customers.
Because, at the end of the day, your satisfaction is our #1 priority.
Your home's roof is exposed to the elements 24-hours a day, 7-days a week. As a homeowner, you probably do your best to keep your roof in good condition with regular maintenance and inspections. However, even properly maintained roofs can be damaged without notice. Mother Nature has her own set of rules, and when she chooses to unleash her power on your roof, there isn't too much you can do.
If your roof is leaking, growing moss, or your shingles are cracked, it's time to call the pros. You need contractors that are efficient, effective, and on-time. That's where Hixon's Roofing comes in.
Hixon's Roofing will provide quality roofing repairs for homes and businesses with all types of roofs. Whether you have a small, single-story home with a minor leak or a sprawling estate with multiple roofing issues, Hixon's will get your roof back to new in no time. It doesn't matter if we installed your roof or not, Hixon's will provide top-notch customer service and the highest quality roofing repairs in Folly Beach.
While some situations like downed trees require obvious roof repair, it's not always clear when your roof needs some TLC. Keep these common signs in mind the next time you do a visual inspection of your roof:
If the shingles on your roof are cracked or curling, you can safely assume that they are nearing the end of their lifespan. If you notice shingles missing, it's an obvious sign that your roof needs some repair.
Asphalt and composite shingles will shed granules over time, especially when they're starting to wear out. Often, these granules find their way into your gutter system. When you're cleaning your gutters this quarter, keep an eye out for this course, black grit. It's a telltale sign that your roof may need attention or repair.
It's a good idea for every homeowner to check their attics for signs of leaks and general disrepair. While you're up there, look at the ceiling in your attic. If you notice the rafters or decking is sagging towards the ground, you could have a serious problem on your hands caused by a leak. If your roof deck is sagging, call Hixon's as soon as possible for an inspection. If the damage is localized, you can often avoid a full roof replacement.
The flashing around your chimney, skylight, and attic vents is a seal that keeps rain and other elements outside of your home. However, with time, flashing can crack or even break, which will lead to a leak in your home. This is most common in older homes that have flashing made of tar or cement. For many homeowners, the prospect of climbing up on a roof to check flashing isn't an option. In that case, you should call a team of professional roofers to inspect for you.
Moss can add some charming character to your home, but in most cases, if you see moss growth, it means trouble. Moss (like fungi and mold) indicates that there could be moisture trapped in your roof's structure. When left untreated, this moisture can ruin your roof. You can get rid of the moss by using a stiff brush to wipe it away but be sure you address any underlying problems as well.
As a full-service roofing company, our team of expert roofers has installed hundreds of new roofs in South Carolina. Whether you need a metal roof for your secluded home in the woods or a new roof for your commercial business, we're here to make the installation process easy and streamlined.
It all starts when you call our office for a free estimate. We'll take all the time you need to go over your new roof installation options to customize the structure and style to your needs. Once we have defined the project's details, our roof installation professionals will get to work on your home or business. Unlike some roofing companies in Folly Beach, Hixon's is transparent about every step of the installation process. We keep our clients informed at all times and are happy to provide updates as we make progress on your new roof. While we are installing your new roof, we treat your home or business like our own. You can always count on friendly interactions and a clean and tidy work area. After your new roof is installed, we'll clean up behind ourselves so it's like we were never there.
When you hire Hixon's Roofing to install a roof on your home or business, know that we only use the highest-quality materials and the best construction techniques available. That way, you'll have a fantastic-looking roof that will last for decades. On top of our unmatched workmanship, clients also receive a 10-year labor warranty on architectural shingles and a 5-year labor warranty on three-tab and metal roofs.
Residential and commercial roofing are similar in that they both require experienced contractors to perform quality work. However, unlike residential roofing (a more straightforward process), commercial roofing projects can be complicated and lengthy. In our experience, there can be dozens of factors to be considered to complete the job correctly. Commercial roofing contractors in Folly Beach, SC, must account for rooftop HVAC systems, external piping, external utilities, and more. Because commercial roofing structures typically have many layers, it's more difficult to find and remediate leaks. As such, our commercial roofing contractors have different skillsets than residential roofing pros.
Like the residential side of our business, we have completed hundreds of commercial roofing projects in South Carolina. We know exactly what it takes to repair, install, or inspect a commercial roof. When businesses in South Carolina need roofing work, they come to Hixon's Roofing because they know that we will get the job done right the first time. They know that our team is dependable, friendly, and highly qualified to accomplish any commercial roofing project. We're talking roof repairs for small offices to new roof installations on huge, multi-building industrial complexes.
If you're starting a commercial roofing project, don't settle for mediocre roofing contractors. After all, a commercial roofing project can be a huge investment, and you need to get your money's worth. Hixon's is here to exceed your expectations and take on any commercial roofing needs you may have, whether they're minor fixes or major roofing replacements.
At Hixon's Roofing, we make it difficult for any other roofing company to compete with our helpful and professional services. For more information about our company and what we can do for your home or business, contact our office in Folly Beach. Our customer service reps have the knowledge and information to answer your questions and get the ball rolling on your roofing project in South Carolina today.Contact Us
FOLLY BEACH — Hurricanes Ian and Nicole in 2022 took such a toll on the shore that the federal government has allocated funds for the emergency replacement of 90,000 dump truck loads of sand here.The Army Corps of Engineers Charleston District announced the $97 million award this week from the Disaster Relief Supplemental Appropriations Act to repair damages to South Carolina beaches after recent coastal storm events.In addition to Folly Beach, the money will help rehabilitate beaches along the Grand Strand and Pawleys Is...
FOLLY BEACH — Hurricanes Ian and Nicole in 2022 took such a toll on the shore that the federal government has allocated funds for the emergency replacement of 90,000 dump truck loads of sand here.
The Army Corps of Engineers Charleston District announced the $97 million award this week from the Disaster Relief Supplemental Appropriations Act to repair damages to South Carolina beaches after recent coastal storm events.
In addition to Folly Beach, the money will help rehabilitate beaches along the Grand Strand and Pawleys Island to their pre-storm conditions.
Each project will reduce coastal storm risk and protect the beaches that “provide far-reaching economic and recreational opportunities for the entire state of South Carolina,” Lt. Col. Drew Johannes, the district’s commanding officer, said.
Sand renourishment was needed for quite a while in Folly Beach. Broadly speaking, the entire beach is erosional at this point, City Administrator Aaron Pope said.
Spots on the east end of the beach were hit pretty hard last hurricane season, “but the whole island is eroding,” Pope said.
A $27 million allocation to Folly Beach will support the removal of 900,000 cubic yards of sand from the Folly River and replace it on shore.
Pope said the emergency funding is good for a number of reasons, including creating an elevated timeline to get the work done.
Typically, the city will do beach renourishments on a 12-year cycle and be responsible for a local cost share. The beach was due for more sand in 2024 but the next dump of sand will depend on how well the emergency work holds up, Pope said.
Pawleys Island will receive $14 million in emergency rehabilitation to include repair and replacement of damaged sand fencing and vegetation as well as about 200,000 cubic yards of sand — enough to fill 20,000 dump trucks — on a 1.2-mile portion of the island’s southern end.
The barrier island on the eastern edge of Georgetown County took a nearly direct hit when Ian made landfall south of Georgetown on the afternoon of Sept. 30 last year. Sand washed into the island’s streets and under stilted houses, docks over Pawleys Creek were destroyed and a private pier collapsed into the ocean.
An October 2022 assessment by Columbia-based engineering consultant Coastal Science and Engineering found that dunes near the island’s south end “completely eroded” during the storm. The assessment also suggested that beach renourishment undertaken on the island in 2020 limited the damage to area homes from Ian.
“Some of the property owners were able to do some rehabilitation work on their own nickel, but this will allow us to do a more comprehensive repair on the south end,” Mayor Brian Henry said. “It’s a huge help to us. We don’t have the funds in our operating budget to do that type of repair.”
Town Administrator Dan Newquist said the town will find out more details about the Corps’ rehabilitation project in the following weeks. He added that he doesn’t know of a timeline for the project just yet.
“Hearing that number, that’s more than just replacing the dune vegetation and sand fencing,” Newquist said. “That’s adding volume of sand to the dune line, and that figure, that seems like a pretty robust emergency repair package, for sure.”
Extensive beach and dune erosion along the Grand Strand will be addressed, too, with the help of $57 million.
North Myrtle Beach is estimated to receive 350,000 cubic yards of sand. Myrtle Beach could get about 650,000 cubic yards of sand, and Surfside/Garden City is estimated to have 500,000 cubic yards of sand dumped on the beach.
Funding for the projects at Myrtle Beach, Folly Beach and Pawleys Island will also allow for design, permitting and other work.
Constructions contracts should be awarded in late-summer or early-fall for Myrtle Beach and Folly Beach, and in early-winter for Pawleys Island, the Army Corps said.
Mike Woodel contributed to this report from Georgetown.
A months-long discussion came to an end Tuesday night as voters decided on the fate of short-term rentals on Folly Beach.FOLLY BEACH, S.C. (WCSC) - A months-long discussion came to an end Tuesday night as voters decided on the fate of short-term rentals on Folly Beach.Just 78 votes ended up separating the debate of the number of short-term rental licenses allowed on Folly Beach. The final vote rang Tuesday night after lines at the polls began at 7 a.m. officially capping the number of rentals, like condos and Airbnbs, to 800 ac...
A months-long discussion came to an end Tuesday night as voters decided on the fate of short-term rentals on Folly Beach.
FOLLY BEACH, S.C. (WCSC) - A months-long discussion came to an end Tuesday night as voters decided on the fate of short-term rentals on Folly Beach.
Just 78 votes ended up separating the debate of the number of short-term rental licenses allowed on Folly Beach. The final vote rang Tuesday night after lines at the polls began at 7 a.m. officially capping the number of rentals, like condos and Airbnbs, to 800 across the island.
There were more than 1,200 people that voted, which is about half of the number of registered voters on the island.
“This is probably the most people I’ve ever seen vote, even in a presidential election, that I can remember,” Goodwin said.
This special citizen vote tallies 655 voters for the cap on short-term rentals and 577 against it.
This issue stems back to October when a citizen petition to cap the number of short-term rentals came to city council, which was then put up to a citizen vote.
Ann Peets, who supports the cap, says she doesn’t want the permanent residents leaving because of disruptive renters.
“It’s a very tight-knit community and we feel like if people keep leaving that’s going to be lost,” Peets said.
Those against the cap on rentals, like Elton Culpepper, says he doesn’t want his kids to not have a rental option on inherited property.
“I feel like the property value will go down and they should be able to short term rental it,” Culpepper said.
Bill Murschel says he’s been renting on the island for over 25 years. Although he could not vote, he says he worries how this would affect his vacations.
“I don’t want to be priced out of the market,” Murschel said. “I want to have plenty of choices when I contact a local real estate office and pick my place.”
Mayor Goodwin says he signed the original petition and voted for the STR cap.
“We know they bring in tax dollars,” Goodwin said. “We never want to see short term rentals go away totally. It’s just where do you want your city to be in reference to a community versus businesses.”
He was asked if he thinks this will have any effect on people investing on Folly Beach in the future.
“I don’t think so,” Goodwin said. “You know, before this got started, like I said, the number was 800. That didn’t stop people from buying and selling out here... Nobody’s going to be totally happy with the vote. So, now it’s just a matter of the community coming back together and healing and let’s get on with the rest of the world.”
Goodwin says it will take several years for the number of current STRs to dwindle down to 800 from either people selling their property or no longer renewing their licenses. He says there’s currently around 1,200 on the island.
The vote will be certified on Thursday and will immediately take effect.
Copyright 2023 WCSC. All rights reserved.
South Carolina is a southeastern state featuring miles of subtropical coastline. The area is a perfect getaway for families wanting fun in the sun or history buffs who love a good pastel-colored house. And the state has so much to offer when it comes to beaches, whether you are looking for luxury resorts on the water or a laid-back beach-bum vibe. Find your perfect summer spot with these t...
South Carolina is a southeastern state featuring miles of subtropical coastline. The area is a perfect getaway for families wanting fun in the sun or history buffs who love a good pastel-colored house. And the state has so much to offer when it comes to beaches, whether you are looking for luxury resorts on the water or a laid-back beach-bum vibe. Find your perfect summer spot with these top ten best beaches in South Carolina. Find out where they’re located, what they offer, and the activities nearby.
Hilton Head Island offers some of the best beaches on the East Coast. Plus, it’s a recreator’s paradise, from hiking, biking, boating, horseback riding, golfing, paddling, and more. But, most importantly, Hilton Head offers a year-round paradise for beachgoers. The Hilton Head Island Beach offers swimming, fishing, and water sports. And there are lifeguards on duty from April through September. If you’re looking for a more secluded spot with fewer tourists, check out Driessen Beach. When you’re not sunning in the sand or splashing in the water, you can schedule a sunset dolphin cruise, visit a coastal museum, or eat delicious seafood on the docks.
Located south of Charleston on Folly Island, this beach offers miles of sandy beaches, charming shops and restaurants, picnic areas, plentiful wildlife, and historic places. Folly Beach is also known for its pier that stretches over 1,000 feet into the ocean, giving you an excellent view. Swimming is allowed at the beach, with access down every block. There are multiple beaches on the island, but Folly Beach County Park is a favorite. You will find many amenities for your vacation, such as boogie boards, umbrella rentals, and places to ride your bike along the beach. There are also boardwalks, shopping pavilions, eateries, and hotels.
Kiawah Island is a golf resort and beach destination near Charleston. The area is known for its luxury resorts and beach homes for Hollywood celebrities, such as George Clooney and Reese Witherspoon. The beaches on Kiawah Island aren’t as open and accessible as Folly Beach, but they are definitely worth the visit. The public access beach is at Beachwalker County Park on the island’s west end. And if you stay at one of the resorts or rental properties, you will have access to the private beaches. The area is a natural paradise, featuring many parks for recreation and wildlife viewing. And, of course, a plethora of golf courses.
Myrtle Beach is easily one of the most popular and well-known beaches in South Carolina. But after one visit, you’ll see why. There is nothing quite like a summer vacation to Myrtle Beach. You can chill near the ocean, hang out at the resorts, dine at delicious restaurants, attend an annual event, or play at an amusement park. While summers are crowded, it is still an excellent time of year to visit if you want the full experience. All of the beach access areas are perfect for swimming, sunning, and water sports. However, the city has strict rules about swimming too far out. If you visit during the summer, you will experience fireworks on the water, fair rides, and plenty of fun events.
At the entrance of Charleston Harbor lies a long barrier island called Sullivan’s Island. While the beaches at Sullivan’s Island are smaller than Folly Beach, there are also less crowded and feature more natural unspoiled beauty. It is home to over two thousand residents who enjoy the area with fewer tourists than other South Carolina beaches. Stay at one of the nearby hotels and take a sunrise stroll along the beach. Or visit the Spoleto Festival and eat delicious food. If you’re looking for a popular swimming spot, check out the Cove behind the island. There are also plentiful public beach access points throughout the island.
Located in Murrells Inlet, Huntington Beach State Park is the perfect destination for nature and wildlife lovers. Along with the beach, the area has numerous wetlands housing birds, turtles, and alligators. You can hike along trails that feature boardwalks over a lagoon or hang out at one of the many beaches. It offers preserved beaches, where you can really take in the beauty and rich wildlife of the area. But the state park also offers the usual vacation activities, such as swimming, fishing, surfing, boating, and camping. You can swim at your own risk throughout the park. But there is also a designated swimming area at South Beach with lifeguards on duty.
The Isle of Palms is a quaint yet lively resort community. There are miles of beaches, parks, trails, restaurants, and live music venues. The area has an upscale vibe, perfect for families or couples looking for a relaxing and quiet getaway without all of the partying teenagers. It offers world-class resorts and spas and clean, pristine beaches. You can spend the day shopping, dining, and enjoying the wildlife. Or lay in the sand and splash in the water. It’s a place where you can golf, visit a farmer’s market, and listen to live music near the water, all on the same day.
Edisto Beach is in Coleston County and is known for its gently-developed beaches. The area is also very family-oriented, so it’s an excellent spot for those who prefer a more quiet, laid-back setting. However, swimming is at your own risk, as there are no lifeguards on duty. But the beaches are famous for their sea shells, which you can collect as you stroll along the sand. There are also plenty of areas for hiking and biking, with some trails crossing over boardwalks in the marshes. These trails are perfect for viewing wildlife, such as herons and egrets.
25 miles south of Myrtle Beach is a barrier island known as Pawleys Island. The island is four miles long and known for its pristine beaches, sand dunes, wetlands, historical areas, and gardens. This is another area that has a very laid-back vibe. You will find people walking barefoot, lounging in hammocks, and catching crabs in the creeks. There are also casual eaters with twinkling outdoor lights, featuring cuisines like shrimp creole, fried seafood, and oysters on the half shell. Pawleys Island is great for families, couples, and singles who want a fun, casual beach experience.
Nicknamed “the family beach,” Surfside offers two miles of coastline, hotels, restaurants, and a popular fishing pier. The area features family fun events all year, and their beach hotels have swimming pools and water parks right by the ocean. Ocean swimming is allowed in designated areas, and you can participate in water sports. It’s a short drive from Myrtle Beach but offers a more quiet, family-oriented vibe. The beaches are also less crowded, giving you more space for your family to enjoy.
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Niccoy is a professional writer and content creator focusing on nature, wildlife, food, and travel. She graduated Kappa Beta Delta from Florida State College with a business degree before realizing writing was her true passion. She lives in the foothills of the Rocky Mountains and enjoys hiking, reading, and cooking!
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FOLLY BEACH, S.C. (WCBD)- The City of Folly Beach says they’re preparing now for a one-foot rise in sea levels by 2050.For people who have been around the island for a while, they’ve watched the sea level rise slowly.“I’ve been on folly about 10 years. I know we will be impacted by it, some properties more than others,” Folly Beach Relator, Kain Slowikowski said.However, the speed at which it’s predicted to rise years down the road is a concern.“Where does that extra water...
FOLLY BEACH, S.C. (WCBD)- The City of Folly Beach says they’re preparing now for a one-foot rise in sea levels by 2050.
For people who have been around the island for a while, they’ve watched the sea level rise slowly.
“I’ve been on folly about 10 years. I know we will be impacted by it, some properties more than others,” Folly Beach Relator, Kain Slowikowski said.
However, the speed at which it’s predicted to rise years down the road is a concern.
“Where does that extra water go if we have a storm surge, that sort of thing is something the city needs to look at,” Slowikowski said.
Reports from NASA and NOA, led Folly officials to predict a foot by 2050.
Those reports suggest there are several factors, like climate change and melting glaciers across the globe, adding to the ocean’s volume.
“The rates of sea level rise that we had been planning may be accelerating at a rate faster than we had been anticipating,” President of Coastal Consulting Inc., Dr. Nicole Elko said.
However, the City of Folly is jumping on the issue now, since high sea levels affect the drainage system, marsh areas, roads, and degree of storm damage.
“When we think about all of the impacts we see today with hurricanes and king tides, you can just imagine what that would be like if it was occurring with water levels a foot higher than they are today,” Dr. Elko said.
The city is now revising their sea level plan.
The plan focuses on things like water infrastructure, land management, building codes, and roadways.
The consulting director for plan, Dr. Elko, says its vital they take action on this now.
“While 2050 is a long way away, it’s an actionable time period and it’s something that residents and visitors and officials can all sort of wrap their heads around,” she said.
Residents say they’re relieved that Folly leaders are looking to the future.
“I’m not a scientist, I don’t have the solutions, but the conversation being started is definitely the right thing to be doing right now,” Slowikowski said.
Folly has released a survey where residents and business owners on the island can talk about how the sea level rising could impact them. The survey is closed right now but will reopen in several days.
The spirited island hamlet south of Charleston shakes off mainland sophistication in favor of flip-flops and cash-only dive bars.It's only twelve miles south of Charleston's historic homes and manicured window boxes, but the salty little town of Folly Beach ditches the Holy City's refinement in favor of an easygoing, barefoot sensibilit...
The spirited island hamlet south of Charleston shakes off mainland sophistication in favor of flip-flops and cash-only dive bars.
It's only twelve miles south of Charleston's historic homes and manicured window boxes, but the salty little town of Folly Beach ditches the Holy City's refinement in favor of an easygoing, barefoot sensibility that feels a bit more California than Carolina. Known to locals as the Edge of America, Folly is everything a beach town should be. Surf shops line the main drag; cover-ups count as appropriate lunch attire; and nobody takes themselves too seriously (they drop a pair of LED-lit flip flops to celebrate New Year's Eve). Here's where to stay, eat, and play in South Carolina's super chill surf town.
Every single room at The Tides Hotel comes with an ocean view. Perched at the end of Center Street, the town's main thoroughfare, the hotel is steps from both the beach and an array of local shops and eateries. For families looking to stretch out a bit more, there are a boatload of rentals to choose from: Opt for ocean-front properties that will sleep a crowd or cozy cottages with marsh and Folly River views. And for people who wouldn't dream of traveling without their four-legged companions, there are plenty of pet-friendly rentals too.
You won't go hungry on this island. Lost Dog Café is a local staple, serving coffee and all-day breakfast; don't miss the eggs Benedict, which they top with fried green tomatoes. Fish tacos, Vietnamese-inspired lettuce wraps, and Cuban sandwiches all have a place on the colorful menu at Chico Feo, where the vibe is equally colorful. Don't let the easygoing atmosphere fool you: Rita's Seaside Grille is serious about their food … and their cocktails. Try one of their Signature Crushes, fruity sippers with flavored liquors that pack a punch. End the night at Sand Dollar Social Club, a dive bar where you're invited to come as you are, so long as you're a member; membership costs $1, and bring your cash (you won't find a credit card machine here).
The island's six miles of beachfront are its main attraction, and it'd be easy to while away a week with no plans beyond putting your toes in the sand. But for those looking to build an action-packed itinerary, there are plenty of activities that highlight the destination's natural beauty: Book a guided kayak or standup paddleboard tour to explore the tidal creeks; stop by McKevlin's Surf Shop, South Carolina's oldest surfing outfitter, before catching some of the area's best waves at The Washout; and plan to make a return trip with your fishing poles to Folly in spring of 2023, when the beloved pier is set to reopen after extensive renovations.