Est. 2003
Home additions in Alpharetta, GA.
Almost every house in Alpharetta sits in a covenanted community, so an addition needs architectural committee approval as well as a city permit. The committee review usually comes first. Leaving it until the drawings are finished is the most common way a project here loses a month. We prepare both submissions from one set of drawings.
Home addition contractor · Alpharetta, GA
Home additions for Alpharetta's covenanted subdivisions.
Windward, Rivermont, Haynes Bridge, Kimball Bridge and the streets around Crabapple were nearly all developed under covenants. Those covenants set rules for rooflines, materials, colors and how far a structure may project to the rear. The committee reviews on a meeting schedule. Planned early, that review runs alongside the drawings instead of after them.
We prepare the committee submission and the city permit application from the same set of drawings. The contract is one fixed price covering foundation through final coat. We book and attend every inspection and send you a photo from the site each day. The finished work carries a one-year written warranty.
Home addition types
Three kinds of home addition in Alpharetta.
Most Alpharetta additions are limited by the community covenants, the state creek buffer or a change to the street-facing side of the house. Lot size is rarely the limit.
Rear family room or keeping room
Built at the rear and not visible from the street, so it is the easiest addition to get through an architectural committee. It usually gets the quickest approval and the simplest roof tie-in on a two-story colonial.
Side wing or front-facing extension
Any change to the street-facing elevation gets a closer review from the committee, mostly on materials and proportions. These need complete elevation drawings before they are submitted.
Lots backing onto a creek
Big Creek tributaries run through many Alpharetta neighborhoods. The state stream buffer is measured to the nearest point of the new structure, so the buffer line sets the addition's footprint.
What we build
Every part of an Alpharetta addition.
Family Room Additions
Primary Suite Additions
Kitchen Expansions
Sunrooms & Screened Porches
Decks & Covered Patios
Second Stories & In-Law Suites
Included in every addition
One fixed price for every trade in the addition.
- Site plan & setback review
- Permit application & inspections
- Structural engineering & stamped drawings
- Foundation, slab or crawl space
- Framing & roof tie-in
- Siding, brick & trim matched to the house
- Windows, doors & exterior sealing
- Plumbing, electrical & HVAC capacity
- Insulation & energy code compliance
- Flooring, trim & paint carried through
- Daily cleanup & job-site photos
- One-year written warranty
Local conditions
Additions matched to Alpharetta subdivision houses.
Alpharetta subdivision houses were built quickly to standard plans, so the framing is predictable and the mechanicals are easy to reach. The original drawings often still exist with the builder or the city. Exterior packages vary even between two houses on one street from the same developer, with different brick blends, siding profiles and trim details. We match the addition to the brick, siding and trim on your house wherever they can still be sourced.
Brick is the hardest to match. A blend from 1998 is often discontinued, and a near-match shows as a patch in afternoon light. If we cannot source the original brick, we usually recommend a different, complementary material that changes at a corner. Committees tend to prefer that over a near-match.
Alpharetta lots slope more gently than Cherokee County lots, but they are not flat. Many were cut and filled during development. A footing that lands in old fill instead of undisturbed soil has to go deeper. We probe the ground before we price the foundation.
Our process
The sequence for an Alpharetta addition.
Read the covenants first
We read your community's covenants before design begins, since they set limits on the drawings. A restriction found after the plans are finished means a redraw and a missed committee meeting.
Draw one set for committee and city
We prepare one set of drawings for both the architectural committee and the city. The committee gets elevations and materials, and the city gets the structural drawings and site plan. Both are prepared at the same time.
Submit to the committee
We prepare and submit the committee pack and follow it through review. Questions about roof pitch or color come to us, not to you.
File the city permit
We file the application, site plan and stamped structural drawings with Alpharetta Community Development. We book and attend each inspection as the work moves.
Build, tie in and hand over
We build from foundation through finishes and send you a photo each day. The roof and exterior are tied into the original house. A walkthrough punch list closes the job, and the work carries a one-year written warranty.
Permits
Permitting an addition with the City of Alpharetta.
Alpharetta issues its own residential permits through Community Development, so there is one office and one portal for the building side. The city reviews an addition as new construction attached to an existing house. Inspections run through foundation, framing, rough-in for each trade, insulation and final.
The application needs a site plan with the footprint dimensioned to each property line. It also needs structural drawings for the foundation and framing and an energy compliance affidavit for the new conditioned space.
Your community's architectural review is separate from the city permit and runs on its own meeting calendar. Approval is required by your covenants, not by the building code, and building without it invites a dispute with the association. We put the committee date in the schedule as a fixed step. On creek lots we check the state stream buffer at the same stage, since it can move the footprint more than any setback.
Who issues it
City of Alpharetta Community Development, 2 Park Plaza, handles residential permits and inspections for the whole city. alpharetta.ga.us
HOA architectural review comes first
Architectural review under the community covenants is separate from the permit and runs on its own meeting schedule. We prepare and submit the committee pack too.
Creek buffers
On lots near a Big Creek tributary, the state stream buffer is measured to the nearest point of the new structure. It can move the footprint.
We pull the permit
The city application, site plan, engineering, committee submission and every inspection are included in the contract.
Budget
What an addition costs in Alpharetta.
Our home additions run $200 to $300 per square foot, built out. Foundation height on a sloped lot, the roof tie-in and new plumbing runs are the lines that move a project within that range.
Finish levels in Alpharetta run above the regional average, and the price reflects that. The exterior line often surprises people. Matching or complementing a 1990s brick and trim package is a real cost. That work is what makes an addition blend into the house instead of standing out from the driveway.
We quote every line before work starts, including the exterior package and anything the committee requires. Nothing is added later as unforeseen. The regional cost guide gives ranges to check against while you decide scope.
What moves the total
Matching brick and trim, foundation depth where the lot was filled during development, plumbing for a new bath, and any architectural committee conditions.
The kitchen the addition opens into
A rear family room almost always opens through the kitchen wall. Remodeling the kitchen under the same permit costs far less than opening that wall again later.
Planning guides
Home addition guides to read first.
Working with an HOA
What architectural committees ask for and how to prepare for the first meeting.
Read the guide →Building in Alpharetta
Alpharetta lots, covenants and the city's building process in more detail.
Read the article →Home addition permits in Georgia
What the application contains and what each inspector checks.
Read the guide →Types of home addition
Bump-out, wing, second story or sunroom, and what each one involves.
Read the guide →Addition costs in North Georgia
Regional ranges by addition type and finish level.
Read the guide →Where we work
Home additions in Alpharetta and north Fulton.
All remodeling services in Alpharetta · Areas we serve · Home additions overview
In their words
Reviews from home addition 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.
Alpharetta questions
Questions about home additions in Alpharetta.
Do I need HOA approval before the city permit?+
Yes, start the HOA review first. The two approvals are legally separate, but if the committee rejects a roof pitch after the city issues the permit, you redraw the plans anyway. We read your covenants at the start, prepare the submission pack and follow it through the meeting. The HOA guide covers what committees usually ask for.
Can you match 1990s brick?+
Sometimes. Blends from the 1990s are often out of production, and a close substitute tends to look like a repair. If the original is unavailable, we propose a complementary material that changes at a corner, which usually looks better and passes committee review more easily. Either way, you see samples against your own wall before anything is ordered.
My lot backs onto a creek. Does that stop me?+
Not usually, but it limits where the addition can go. Georgia's stream buffer is measured from the water's edge to the nearest point of any new structure. It may move the addition forward or sideways, or change its shape. We locate the buffer line with a survey before the design is settled, so the plans are drawn once.
How long does the whole thing take?+
A typical room or suite takes eight to twelve weeks on site. Before that, design, the architectural committee's meeting cycle and city plan review commonly take six to ten weeks together in Alpharetta. We run the committee review and the permit at the same time where the covenants allow it, which shortens that stretch.
Will the addition raise what my house is worth?+
In a strong school zone it generally does, if the addition is permitted, matches the house and is sized in proportion to the street. Alpharetta buyers often compare several near-identical houses, so square footage that does not match the house, or is unpermitted, works against you at resale. Our home additions page shows how we detail the tie-in.
Alpharetta & nearby
What will your Alpharetta addition cost?
Tell us what you want to add to your Alpharetta house. We will come back with a fixed price, line by line, and a schedule.
- ✓ Room, suite & family room additions
- ✓ Second stories & structural work
- ✓ Site plan, permits & inspections
- ✓ Fixed pricing, line by line