Est. 2003
Custom home builder in Roswell, GA.
Most custom homes we build in Roswell replace an older house on an infill lot within a few miles of Canton Street. The river, the creeks and the historic district each add rules about where and what you can build.
Custom home builder · Roswell, GA
Custom homes on Roswell teardown and infill lots.
We build new homes around Historic Roswell, Willeo, Hardscrabble and the river side of Horseshoe Bend. Most of these lots already have a house on them. The project starts with a demolition permit and a survey against current setbacks. We also check whether the parcel touches the historic district or a mapped flood zone.
The whole build is on one fixed-price contract, from the demolition to the certificate of occupancy. We handle the city permit and every inspection, send a photo from the site each day, and warrant the house in writing for a year.
Custom home lot types
Three kinds of custom home lot in Roswell.
Few vacant lots are left in Roswell, so most new homes replace an old one. A lot near the historic district or a river or creek adds its own review and footprint limits.
Replacing a 1960s house
This is the most common custom build we do in Roswell. It needs a demolition permit and a survey against current setbacks. Many of these lots slope enough for a basement the old house never had.
Design review before the permit
The city reviews new homes in or beside the historic district for compatibility before it examines the building plans. The review covers materials, massing and how the house faces the street.
Stream buffers and floodplain
On lots along the Chattahoochee, Big Creek and Vickery Creek, the stream buffer and the flood map limit where the house can go. These lots carry the most permitting rules in the city.
What we build
Every part of a Roswell custom home.
Lot & Site Work
Design & Floor Plans
Shell, Roof & Exterior
Kitchens & Baths
Outdoor Living
Basements & Bonus Rooms
Included in every custom home
One fixed price for every trade in a custom home.
- Lot evaluation & site plan
- Architectural plans & engineering
- Permit application & inspections
- Clearing, grading & erosion control
- Foundation, framing & roof
- Plumbing, electrical & HVAC
- Insulation & energy code compliance
- Windows, doors & exterior finishes
- Kitchens, baths & interior finishes
- Selections & 3D renderings
- Daily cleanup & job-site photos
- One-year written warranty
Local conditions
Setbacks, buffers and flood zones for Roswell custom homes.
Most Roswell custom homes replace an existing house, and the new house must meet current rules. Setbacks, impervious surface limits and stormwater rules have all changed since the old house was built. The area you can build on today is usually smaller than the footprint of the house standing there now. We survey the lot before design starts.
The Chattahoochee and its tributaries run through the city, with stream buffers and mapped flood zones along them. On a lot on Willeo Creek or the river side of Horseshoe Bend, a third of the area can be off limits to building. We check the flood map and the buffer before design starts.
The soil is red clay on rolling ground, as in the rest of north Fulton, so most lots can take a walkout basement. Sewer is common in the older parts of the city. Some north Roswell parcels are still on septic and need Fulton County Environmental Health approval first.
Our process
The sequence for a Roswell custom home.
Survey what the lot allows now
We check current setbacks, impervious limits, buffers and the flood map before drawing a floor plan. On a teardown, these limits set the budget.
Check the historic district line
If the lot is in or beside the district, design review comes first. We draw one set of plans that meets the review and the building code.
Demolish under permit
We take down the old house under its own demolition permit. Utilities are disconnected first, and the cleared lot gets erosion control.
Price the work, then permit it
You get one fixed-price proposal covering site work, the foundation, every trade and every allowance. Then we file the permit application in the city Permitting and Licensing hub under our license.
Footings through final inspection
The build runs from footings through framing, rough-ins, insulation, drywall, finishes and the final walkthrough. We schedule every inspection. You get a photo from the site every working day.
Permits
Permitting a custom home with the City of Roswell.
Roswell issues its own permits through the Building Division of Community Development at 38 Hill Street. Applications and inspection requests go through the city Permitting and Licensing hub. A new single-family home gets a full plan review of the site plan, stormwater, foundation, framing, energy compliance and trade permits. On a teardown, the demolition gets its own permit first.
Two reviews can come before the building permit. Parcels in or next to the historic district go through design review for compatibility before the building plans are examined. Lots along the river and the creeks are checked against the stream buffer and the flood map, which can change the footprint before design begins. Disturbing an acre or more of land requires the state erosion permit, and we file every application and meet every inspector.
Who issues it
City of Roswell Community Development, Building Division, 38 Hill Street, Suite G-30. roswellgov.com
Permitting and Licensing hub
The city's online system for applications, inspection requests and permit tracking. The demolition permit on a teardown goes through it too.
Historic district and flood zones
Design review near the historic district and the buffer and floodplain checks near the river both happen before the building permit is issued.
We pull the permit
The demolition permit, site plan, drawings, engineering and every inspection are in the contract.
Budget
What a custom home costs to build in Roswell.
Our custom homes run $170 to $290 per square foot for the house itself. The lot is priced on its own lines: an on-site septic system instead of a sewer tap is roughly $25,000, and grading, driveways, retaining walls, wells and long utility runs depend on the site.
On a Roswell teardown, the demolition, the survey and the stormwater design are costs that come before the house. If current setbacks shrink the buildable area, the plan may go up a story or put more space in the basement, which changes the structure.
The demolition, site work, foundation and each finish allowance are separate numbers on the proposal, not a price per square foot. The cost calculator gives you a range. The written proposal shows each line that makes up your price.
What moves the total
Demolition and haul-off, stormwater and impervious-surface compliance, a foundation on sloped infill, and finishing the basement that many Roswell lots allow.
The demolition
Utility disconnects, an asbestos survey on an older house, the teardown and erosion control on the cleared lot. The demolition has its own permit and its own line on the proposal.
Planning guides
Custom home guides to read first.
What a custom home costs in North Georgia
Cost ranges for north Georgia custom homes and what raises or lowers the total.
Read the guide →How a construction draw schedule works
When the bank releases each payment and which inspections come first.
Read the guide →Fixed price vs cost-plus
How the two contract types differ, and why we build on a fixed price.
Read the guide →Custom home builder vs general contractor
Which one you need for a teardown and rebuild.
Read the guide →Custom home cost calculator
A starting range for your square footage and finish level.
Open the tool →Where we build
Custom homes in Roswell and north Fulton.
All remodeling services in Roswell · Areas we serve · Custom home building overview
In their words
Reviews from custom home clients.
A whopping amount of ZERO stress. You are in truly good hands from start to finish.
Very responsive, patient with our questions, and made suggestions that improved our project.
Exceptional professionalism, expertise, and a genuine commitment to delivering quality service.
Roswell questions
Questions about custom home building in Roswell.
We want to tear down and rebuild. Where do we start?+
Start with a survey against current rules. Setbacks, impervious surface limits and stormwater requirements have all tightened since most Roswell houses were built. The area you can build on is often smaller than the lot suggests. We do the survey before design, so the plan fits what the lot allows.
Our lot is near the historic district. Does that matter?+
Yes, if the parcel is in or next to the district. The city reviews new construction there for compatibility before it examines the building plans. The review covers materials, massing and how the house faces the street. We draw one set of plans that meets both the design review and the building code.
Can we build on a lot along the river or a creek?+
Usually yes, on less of the lot than you might expect. The Chattahoochee, Big Creek and Vickery Creek all have stream buffers, and parts of the river corridor are mapped floodplain. Both limit where the house can go. We check them before you commit to a plan.
Should we plan a basement on infill?+
Yes, if the lot slopes enough. Many Roswell teardown lots have the grade for a walkout basement the old house never had. Finishing it during the build is the lowest-cost finished square footage in the house. We price it as its own line.
How long does a custom home take in Roswell?+
It depends on the house, the lot and the approvals that come before construction. The survey, design, any historic review, the demolition permit and the building permit all come first. Your proposal includes a schedule from the survey to the final inspection, with each approval on it.
Roswell & nearby
What will your Roswell custom home cost?
Tell us about your Roswell lot and the home you want to build. We will send back a line-by-line budget and a realistic schedule.
- ✓ Lot evaluation & site plan
- ✓ Design, plans & renderings
- ✓ Permits, septic & inspections
- ✓ Fixed pricing, line by line