Est. 2003
Custom home builder in Sandy Springs, GA.
Almost every custom home in Sandy Springs replaces a house from the 1950s, 60s or 70s on a large lot. The work needs a demolition permit, a tree permit for any protected trees removed, and a city application only a licensed contractor can file.
Custom home builder · Sandy Springs, GA
Custom homes on Sandy Springs teardown lots.
Most Sandy Springs custom homes go up in High Point, Riverside, Mount Vernon Woods, off Spalding Drive and on the river side of Powers Ferry. Those lots were platted for ranch houses sixty years ago. We have worked in Sandy Springs since 2003. Only a licensed residential contractor can file the permit application here, so we file it under our registered license.
One fixed-price contract covers demolition through the certificate of occupancy. We file every permit and request every inspection. You get a photo from the site each working day and a one-year written warranty.
Custom home lot types
Three kinds of custom home lot in Sandy Springs.
Sandy Springs is built out, so almost every new house replaces an old one. The work and the price change with the old house, the trees and how close the lot sits to the river.
A 1960s ranch on a half acre
This is the most common Sandy Springs build. It needs a demolition permit, an asbestos survey on the old house and a survey against current setbacks and impervious limits. The lot usually slopes enough for a basement.
Tree survey before the floor plan
Tree removal has its own permit in Sandy Springs, and the city protects canopy. On a heavily treed lot, the tree survey sets the footprint and the driveway before we draw the floor plan.
Stream buffers and floodplain
Along the Chattahoochee and the creeks that feed it, the stream buffer and the flood map limit the footprint. These parcels carry the most rules in the city.
What we build
Every part of a Sandy Springs 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
Permits, trees and slopes for Sandy Springs custom homes.
Sandy Springs has run its own Community Development since it incorporated in 2005. Applications go through the Build Sandy Springs portal, and only licensed residential contractors can register and submit a residential application. New single-family construction is a named permit type with a full plan review. A homeowner cannot file it.
Tree removal carries its own permit. On a teardown lot with sixty-year-old hardwoods, we apply for it alongside the demolition permit. The tree survey sets where the new house and driveway can go, and it comes back before the first sketch. We draw the plan to it.
The ground in Sandy Springs falls toward the Chattahoochee and its creeks, so a walkout lower level is common. On some lots, a stream buffer or a mapped flood zone leaves a corner of the yard unbuildable. Sewer serves almost the whole city. On a teardown, the demolition permit governs cutting and capping the old utilities before demolition starts.
Our process
The sequence for a Sandy Springs custom home.
Establish the buildable area
We check setbacks, impervious limits, the tree survey, buffers and the flood map before drawing a floor plan. On a 1960s lot, this step sets how much house the lot allows.
Permit tree removal and demolition together
Tree removal and demolition each need their own permit. We file them together under one erosion-control plan, so the site is cleared one time.
Design the house around the trees
The footprint is placed around the trees that stay, any buffer and the grade. The drawings go to the city with the energy compliance report it requires.
Price the whole build, then file
Demolition, site work, foundation, every trade and every allowance go on one fixed-price proposal. We then file the application in Build Sandy Springs under our registered license.
Build, inspect and send daily photos
The build runs footings, framing, rough-ins, insulation, drywall, finishes and the final. We request every inspection and send a photo from the site each working day.
Permits
Permitting a custom home with the City of Sandy Springs.
Sandy Springs has issued its own permits since it incorporated in 2005. Residential work runs through Community Development at 1 Galambos Way, and applications go into Build Sandy Springs, the city online permitting portal. New single-family construction is a named permit type with a full plan review. The review covers the site plan, stormwater, foundation, framing, energy compliance and the trade permits.
Only licensed residential contractors can register an account and submit a residential permit application, so a homeowner cannot file it. On a teardown lot, the demolition and any tree removal are separate permits filed before the building permit. Disturbing an acre or more also requires the state erosion permit. We file every application and request every inspection.
Who issues it
City of Sandy Springs Community Development, 1 Galambos Way. Phone 770-730-5600. sandyspringsga.gov
Build Sandy Springs
The city online permitting portal. Registration is required, and only licensed residential contractors can submit residential applications.
Trees and demolition are separate
Tree removal and the teardown each need their own permit. Both are filed before the new-home permit.
We pull the permit
Our license is registered in the portal. Demolition, tree, building and trade permits and every inspection are part of the contract.
Budget
What a custom home costs to build in Sandy Springs.
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.
The lot will cost more than any line we quote, and we do not price the lot. Our first lines cover the work between the old house and the new foundation. That means the asbestos survey, demolition, tree work and erosion control on the cleared site.
We price every line separately, not by the square foot. Demolition, site work, foundation and every finish allowance get their own numbers. The calculator gives a starting range. Firm numbers come from walking your lot and a written proposal.
What moves the total
Demolition and haul-off, tree work under permit, stormwater compliance on a bigger footprint, and a foundation on ground that slopes toward the river.
The teardown
Utility disconnects, the asbestos survey, the demolition and the tree permit are priced as their own lines. They are permitted and priced before the house.
Planning guides
Custom home guides to read first.
Custom home cost per square foot around Atlanta
What a per-square-foot price covers and why it changes from lot to lot.
Read the guide →Custom home builder vs general contractor
Which one you need for a teardown and rebuild.
Read the guide →The pre-construction phase
The survey, design, permits and demolition that come before excavation.
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 cost calculator
A starting range for your square footage and finish level.
Open the tool →Where we build
Custom homes in Sandy Springs and inside the Perimeter.
All remodeling services in Sandy Springs · 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.
Sandy Springs questions
Questions about custom home building in Sandy Springs.
Can I file the permit myself and hire you to build?+
Not in Sandy Springs. Only licensed residential contractors can register in the Build Sandy Springs portal and submit a residential permit application. Our license is registered there, and the application, the plan review and every inspection request are part of the contract.
We are buying a 1960s house to tear down. What comes first?+
First, a survey against current setbacks and impervious limits and an asbestos survey on the old house. Then we file the demolition and tree permits together. Those steps tell you how much house the lot will take, and the design and budget start from that number.
How strict is the tree permit?+
Strict enough that we design around it. Tree removal carries its own permit and the city protects canopy, so on a wooded lot the tree survey sets the footprint and the driveway. If the plan is drawn first and removals are requested later, the city can refuse them.
Our lot is near the river. Can we still build what we want?+
Usually yes, but on less buildable ground than the deed shows. The Chattahoochee and the creeks feeding it carry stream buffers, and stretches of the corridor are mapped floodplain. We check both before design. They often push the house forward on the lot or down into a lower level.
How long does a custom home take in Sandy Springs?+
It depends on the size of the house, and your proposal carries the full schedule. Survey, design, the tree and demolition permits and the building permit come before construction. The schedule runs from the survey to the certificate of occupancy, with every inspection marked on it.
Sandy Springs & nearby
What will your Sandy Springs custom home cost?
Tell us about your Sandy Springs 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