Est. 2003
Home additions in Johns Creek, GA.
We build in-law suites, office wings and family rooms onto Johns Creek houses. We handle the HOA architectural review, the city permit, and the state river corridor review on lots near the Chattahoochee.
Home addition contractor · Johns Creek, GA
Home additions and in-law suites in Johns Creek.
In Medlock Bridge, Seven Oaks, St Ives, Rivermont and the streets off Bell Road, the usual request is one more room. Most often that is a suite for a parent or adult child, or an office for someone who works from home.
One fixed-price contract covers foundation, framing, roof tie-in, every trade and the finishes. We prepare the HOA submission and the city application from the same drawings. We attend every inspection and send a daily photo from the site. The work carries a one-year written warranty.
Home addition types
Three kinds of home addition in Johns Creek.
Most additions we build in Johns Creek are one of the first two. Lots near the Chattahoochee add a state corridor review to either one.
In-law or guest suite
Bedroom, full bath, sitting area and often a small kitchenette, on the ground floor with its own entrance. The kitchenette affects how the city permits the suite, so we decide what it contains before drawing.
Office or studio wing
A room with its own door, windows and enough separation from the house to take calls. It is usually the simplest addition here to permit.
Lots within the protected corridor
Parcels near the Chattahoochee fall under a state corridor rule as well as the city's setbacks. The rule covers all land disturbance, including excavation, so it limits where the footprint can go.
What we build
Every part of a Johns Creek 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 built for Johns Creek's 1990s and 2000s houses.
Most Johns Creek houses date from the late 1990s and 2000s, so the framing is modern and the mechanicals are easy to reach. On a 4,000 square foot house, the addition has to be sized and shaped in proportion to the main house. Matching materials will not hide an addition that is the wrong size. We spend most of the design time here on the elevations and roof lines.
A kitchenette in a suite raises a code question. A sink and counter keep the space part of the house. A full range plus a lockable exterior entrance may make it a separate dwelling. That changes how the City of Johns Creek permits it and how the house is described at resale, so we settle it before design.
Lots near the Chattahoochee fall under the Metropolitan River Protection Act corridor. It is a state rule, so the city cannot grant a variance from it. The corridor is measured from the riverbank and covers any land disturbance inside it, so we survey a corridor parcel before design starts. Away from the river, the standard Fulton County grading and stream buffer rules apply, and they are far less restrictive.
Our process
The sequence for a Johns Creek addition.
Check the corridor and the covenants
We check whether the parcel sits inside the river corridor and what your HOA covenants allow. Either one can change the plan, so we do this before the first drawing.
Draw it in proportion
We draw the elevations so the addition's size and roof lines match the scale of the main house. Then we detail the roof tie-in and match the materials to your house.
HOA review, then city permit
We prepare the HOA architectural review submission and follow it through. Where the covenants allow it, we file the city application at the same time so the two reviews run in parallel.
Engineering and a fixed price
An engineer stamps the foundation and framing drawings. You then get a proposal with every trade, allowance and permit on its own line, and a schedule built around the inspections.
Build with daily photos
We build from foundation through finishes and send a photo from the site each working day. We match the exterior to the original house and walk the punch list with you. The work carries a one-year written warranty.
Permits
Permitting an addition with the City of Johns Creek.
Johns Creek issues its own residential permits through Community Development, and applications go through its online Citizen Self Service portal. The city reviews an addition as new construction attached to an existing house. The application includes a site plan dimensioned to the setbacks, structural drawings, and energy compliance for the new conditioned space. Inspections cover foundation, framing, the three trade rough-ins, insulation and final.
Parcels inside the Chattahoochee corridor also need a Metropolitan River Protection Act review. It is a state-level rule with its own plan review, separate from the building permit and slower to clear. It covers land disturbance in the corridor, so it applies to the excavation as well as the structure. If your parcel is inside it, that review goes first in the schedule.
Most Johns Creek lots sit outside the corridor and need only the city permit. Your HOA architectural committee is a separate approval with its own meeting calendar.
Who issues it
City of Johns Creek Community Development, Building Permitting, at 11360 Lakefield Drive. johnscreekga.gov
The CSS portal
Applications, plan review status and inspection requests all run through the city's Citizen Self Service system.
Inside the river corridor
Parcels within the Chattahoochee corridor carry a state-level review of land disturbance that is separate from, and slower than, the building permit.
We pull the permit
The city application, site plan, engineering, any corridor review and the HOA submission are all included in the contract.
Budget
What an addition costs in Johns Creek.
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.
An in-law suite is the most requested addition in Johns Creek, and the one owners most often underestimate. It holds a bedroom, full bath, sitting space and sometimes a kitchenette. That means new plumbing, its own HVAC zone and enough electrical capacity to run it independently. A price based on floor area alone leaves those costs out.
Our proposal lists each of those costs on its own line before work starts, along with anything the HOA or a corridor review requires. That lets you compare our number line by line with another bid.
What moves the total
Plumbing and an HVAC zone for a suite, electrical capacity to run it separately, matching a large exterior, and any river corridor review.
Accessibility while the walls are open
For a suite built for a parent, add wider doors, blocking for grab bars and a curbless shower during construction. Retrofitting the same three things later costs several times as much.
Planning guides
Home addition guides to read first.
Types of home addition
Suite, wing, bump-out or second story, and what each one involves.
Read the guide →Building in Johns Creek
Local lots, the river corridor and the Johns Creek permit process in more detail.
Read the article →Working with an HOA
What HOA architectural committees require and how to get approval.
Read the guide →Home addition permits in Georgia
What the application contains and what each inspector checks.
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 Johns Creek and north Fulton.
All remodeling services in Johns Creek · 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.
Johns Creek questions
Questions about home additions in Johns Creek.
Can I build a suite with its own kitchen?+
You can build a kitchenette. Whether it counts as a second dwelling depends on what is installed and how the space is entered. That affects what the city will permit and how the house is described when you sell it. We mark that line for your plan before design, and the types of addition guide covers the options.
Is my lot in the river corridor?+
Most Johns Creek lots are not. The corridor is a boundary measured from the riverbank, so we check your parcel against it at the start. A parcel inside it needs a state-level review of land disturbance. That review takes longer than a building permit and can change the footprint.
How do I keep the addition from looking tacked on?+
Size it in proportion to the house first, then match the materials. On a house this size, an addition with the right trim but the wrong size and roof shape still looks added on. We draw the elevations until the new space matches the scale of the original. Then we copy the roof pitch, eave depth, window sizes and trim from your house.
Will my HOA object?+
Johns Creek committees rarely object to an addition itself, but they sometimes object to details. They review what is visible from the street and from neighboring lots, which means roof form, materials and color. We read the covenants before designing so the drawings comply. Then we prepare and present the submission ourselves.
How long will we be living around it?+
Eight to twelve weeks on site for a typical suite or wing, and most of that work happens outside the existing walls. We frame and dry in the addition before we open the house into it, so the disruption inside lasts days, not months. Design, review and permitting before that usually take six to ten weeks.
Johns Creek & nearby
What will your Johns Creek addition cost?
Tell us what you want to add to your Johns Creek 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