Est. 2003
Custom home builder in Roswell, GA.
Roswell builds new houses where old ones stood. Most of the custom homes we take on here are teardowns and infill within a few miles of Canton Street, with the river, the creeks and a historic district all setting rules about what can go where.
Custom home builder · Roswell, GA
New homes on old Roswell ground.
The streets around Historic Roswell, Willeo, Hardscrabble and the river side of Horseshoe Bend are where our new-construction work in this city lands. A lot here usually already has a house on it, and the project begins with a demolition permit, a survey of what the setbacks allow now, and a check of whether the parcel touches the historic district or a mapped flood zone.
One fixed-price contract from the demolition to the certificate of occupancy, the city permit and every inspection handled by us, a daily photo from the site, and a one-year written warranty.
Know your lot
Three kinds of custom home lot in Roswell.
Roswell is built out. What a new house here can be depends on what came before it and what the ground next to it is.
A 1960s house on a good lot
The most common Roswell build. Demolition permit, a survey against current setbacks, and often a lot that slopes enough for a basement the old house never had.
Design review before the permit
Parcels in or beside the historic district get reviewed for compatibility before the building plans are examined. Materials, massing and street presence all count.
Buffers, floodplain and the view
Along the Chattahoochee, Big Creek and Vickery Creek the stream buffer and the flood map decide the footprint. The best lots in the city, with the most rules.
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 build
One contract, no allowances left blank.
- 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
What Roswell land does to a house plan.
Most Roswell custom homes replace an existing house, so the first constraint is what the lot allows now rather than what it allowed in 1965. Setbacks, impervious surface limits and stormwater rules have all changed, and a new house is held to the current ones. So the survey comes before the design: the shape you are allowed today is usually tighter than the one already standing there.
The Chattahoochee and its tributaries run through the city, and with them come stream buffers and mapped flood zones. A lot on Willeo Creek or the river side of Horseshoe Bend can be a beautiful place to build and still have a third of its area off limits. The flood map and the buffer are checked before anyone falls in love with a plan.
Underneath, it is the same rolling red-clay piedmont as the rest of north Fulton, which means a walkout basement is usually available and usually the best square footage in the house. Sewer is common in the older parts of the city; some north Roswell parcels are still on septic and go through Fulton County Environmental Health first.
How we work here
The sequence for a Roswell lot.
Survey what the lot allows now
Current setbacks, impervious limits, buffers and the flood map, before a floor plan exists. On a teardown this is where the budget is really set.
Check the historic district line
In or beside it, the design review comes first. We draw for that approval and the building code at the same time.
Demolish under permit
The old house comes down under its own permit with utilities disconnected properly and the lot stabilized for erosion control.
Price the work, then permit it
Site work, foundation, every trade and every allowance on one fixed-price proposal. It goes into the city Permitting and Licensing hub under our license.
Footings through final inspection
Framing, rough-ins, insulation, drywall, finishes and the walkthrough. We hold the inspection calendar, and a photograph from the site closes each working day.
Permits
Permitting a new home with the City of Roswell.
Roswell issues its own permits through the Building Division of Community Development at 38 Hill Street, with applications and inspection requests running through the city Permitting and Licensing hub. A new single-family home is a full plan review: site plan, stormwater, foundation, framing, energy compliance and the trade permits. On a teardown, the demolition is permitted separately and first.
Two reviews can sit ahead of the building permit here. Parcels in or adjacent to the historic district go through design review for compatibility before the building plans are examined. And 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. Land disturbance of an acre or more adds the state erosion permit. We file for all of it and stand in front of 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 online system for submitting applications, requesting inspections and managing permits, including the demolition permit on a teardown.
Historic district and flood zones
Design review near the historic core and buffer and floodplain checks near the river both come before the building permit, not during it.
We pull it, not you
Demolition, site plan, drawings, engineering and every inspection are part of the contract.
Budget
What a custom home costs to build in Roswell.
On a Roswell teardown the demolition, the survey and the stormwater design come before the house, and they are real numbers. A buildable envelope that has shrunk since the old house went up can also push the plan taller or into the basement, which changes the structure.
Every line is priced on its own, so the demolition, the site work, the foundation and each finish allowance are numbers on the proposal rather than a price per square foot. A calculator gives you a range. A proposal gives you the lines that add up to it.
Where the money goes
Demolition and haul-off, stormwater and impervious-surface compliance, a foundation on sloped infill, and the finished basement most Roswell lots make possible.
The demolition
Utility disconnects, asbestos survey on an older house, the teardown itself and erosion control on the cleared lot. Its own permit and its own line.
Before you sign anything
Homework before the first proposal.
What a custom home costs in North Georgia
The ranges we see and what moves a build from one end to the other.
Read the guide →How a construction draw schedule works
What the bank releases, when, and what has to be inspected first.
Read the guide →Fixed price vs cost-plus
Why we sign the first kind and what the second kind costs you.
Read the guide →Custom home builder vs general contractor
Which one a teardown-and-rebuild actually needs.
Read the guide →Custom home cost calculator
A starting range for your square footage and finish level.
Open the tool →Where we build
Roswell & north Fulton.
All remodeling services in Roswell · Areas we serve · Custom home building overview
In their words
Reviews from the ground up.
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.
Good questions
Building a custom home in Roswell, answered.
We want to tear down and rebuild. Where do we start?+
With a survey against current rules, not the old footprint. Setbacks, impervious surface limits and stormwater requirements have all tightened since most Roswell houses were built, and the buildable envelope is often smaller than the lot suggests. We do that before design, so the plan fits the lot rather than the other way round.
Our lot is near the historic district. Does that matter?+
If the parcel is in or adjacent to it, yes. The city reviews new construction there for compatibility, covering materials, massing and how the house meets the street, before the building plans are examined. We draw for the reviewers and the code in the same pass, which keeps it to one set of drawings.
Can we build on a lot along the river or a creek?+
Usually, with less of the lot than you might expect. The Chattahoochee, Big Creek and Vickery Creek all carry stream buffers, and parts of the river corridor are mapped floodplain. We check both before anyone commits to a plan, because they decide the footprint.
Should we plan a basement on infill?+
If the grade gives you one, yes. Many Roswell teardown lots slope enough for a walkout the old house never had, and finishing it during the build is the cheapest finished square footage you will ever own. We price it as its own line.
How long does a custom home take in Roswell?+
Survey, design, any historic review, the demolition permit and the building permit all come first. Construction time then depends on the house and the lot it is going on. You get a schedule in the proposal that runs from the survey to the final inspection, with the approvals on it.
Roswell & nearby
What will your Roswell custom home cost?
Tell us about the lot and the home you want to build in Roswell and we will come back with a clear budget and a realistic schedule, line by line.
- ✓ Lot evaluation & site plan
- ✓ Design, plans & renderings
- ✓ Permits, septic & inspections
- ✓ Fixed pricing, line by line