Est. 2003
Home additions in Roswell, GA.
We design and build home additions across Roswell. North of the square, exterior changes go through historic design review and trim is run to match moldings no supplier stocks. South and east, in the 1970s and 80s subdivisions near the river, stream buffer and floodplain lines can limit where an addition goes. We check which applies to your address first.
Home addition contractor · Roswell, GA
Home additions for Roswell's historic district and river subdivisions.
On an older Roswell house, an addition has to match the original in proportion, window spacing, eave depth and casing profile. Those are set in the drawings and are very hard to change once the addition is built. We take them from measurements of your own house.
You get one fixed-price contract from footing to final coat, with every trade and allowance on its own line. We file with the City of Roswell, take the project through historic design review where it applies, and meet each inspector. You get a site photo every working day and a one-year written warranty.
Home addition types
Three kinds of home addition in Roswell.
Which of these applies depends on your address. The historic district and the Chattahoochee corridor each add their own approvals.
Anything in the historic district
Near Canton Street and Bulloch Hall, exterior changes go through historic design review. The board reviews massing, roof form, window proportion and materials, and we draw the addition to meet those points.
Rear suite or family room
In the 1970s and 80s neighborhoods, the usual addition is a primary suite or family room off the back. The roof tie-in is straightforward and the change does not show from the street.
Lots in the buffer or the flood fringe
Lots along the Chattahoochee and its tributaries carry stream buffer and floodplain limits on where a structure can stand. We survey those lines before the footprint is drawn.
What we build
Every part of a Roswell 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
Trim, systems and flood lines on a Roswell addition.
In the older houses near the square, the casings, base, crown and window sash were made to dimensions no supplier stocks today. Stock moldings in the addition will not match the rooms next to them. We take profiles off your own trim and have them run where the difference shows. That custom run is its own line on the proposal.
Roswell's 1970s and 80s subdivision houses often have a shallow crawl space, older plumbing, and an electrical service sized for a lighter load. A new suite ties into all three. We check each one before pricing and list any upgrade in the proposal.
Near the Chattahoochee, stream buffer lines and flood elevations are fixed on maps. We survey where your parcel sits against them before the design is fixed. On a riverside lot, those lines often determine whether the addition goes behind the house or beside it.
Our process
The sequence for a Roswell addition.
Check the parcel against the city maps
We check your parcel against the historic district, stream buffer and flood zone maps before anything is drawn. The result sets which approvals apply and how long the approval stage takes.
Draw the addition to match your house
We measure roof pitch, eave depth, window spacing and trim profiles from your house and draw the addition to match. In the historic district, these are the points the design review board checks.
Approvals and engineering
We prepare the design review submission where it applies, stamped foundation and framing drawings, and the city permit application at the same time.
One fixed-price proposal
Every trade, allowance, custom molding run and permit is its own line, with a schedule built around inspection dates. Any change is priced in writing and needs your approval first.
Build, finish and hand over
We build from foundation to finishes and send a photo every working day. The exterior is matched to the original house. We walk the punch list with you and hand over a one-year written warranty.
Permits
Permitting an addition with the City of Roswell.
Roswell issues its own building permits through Community Development. An addition needs a full application with a site plan showing the footprint against setbacks, structural drawings and trade permits for the new space. The city inspects foundation, framing, rough-in, insulation and final, and we schedule each one.
Two more reviews apply depending on your address. Exterior work in the historic district needs design review before the building permit can proceed, and that board meets on its own calendar. Parcels along the Chattahoochee and its tributaries carry stream buffer and floodplain limits on where a structure can be built. We check both at the start and file all of it under our license.
Who issues it
City of Roswell Community Development, Building Permits and Inspections, at 38 Hill Street. roswellgov.com
Historic district design review
Exterior changes inside the district are reviewed for massing, materials and proportion ahead of the building permit, on the board's own schedule.
River buffer and flood zones
Parcels near the Chattahoochee or a tributary carry buffer and floodplain limits on where a structure may be built.
We pull the permit
Application, site plan, engineering, the design review submission where it applies, and every inspection are part of the contract.
Budget
What an addition costs in Roswell.
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.
Two Roswell additions of the same size can differ widely in price. Most of the difference is in the exterior and trim package, not the square footage. Compare a rear room on a 1980s house in Martin's Landing with a matched wing on an older house near the square. The two need different trim and exterior labor.
Every custom molding run, matched material and approval requirement is its own line on the proposal before work starts. You can see what each one costs and decide which to keep.
What moves the total
Matched or custom-run trim and moldings, special-order exterior materials, design review requirements in the district, and any buffer or floodplain limit that changes the footprint.
Panel and HVAC upgrades
Many Roswell houses from the 1970s and 80s have an electrical service sized for a lighter load. If your panel or HVAC is already at capacity, it will need upgrading soon either way. Doing it while the walls are open costs a fraction of doing it later.
Planning guides
Home addition guides to read first.
Remodeling a historic home
How remodeling works on a house older than current code, and what design review adds.
Read the guide →Home addition permits in Georgia
What the application contains and what each inspector checks.
Read the guide →Is an addition worth it?
The cost of adding on compared with the cost of moving.
Read the guide →Hiring a remodeling contractor
What to check, what to ask, what a real proposal contains.
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 Roswell and north Fulton.
All remodeling services in Roswell · 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.
Roswell questions
Questions about home additions in Roswell.
Is my house in the historic district?+
We check your parcel against the city's historic district map at the start. The district is a mapped boundary, so some older-looking houses sit outside it and some newer-looking ones sit inside. A house inside it needs design review, which has its own calendar and shapes the drawings from the first sketch.
Can the addition match my original moldings?+
Usually yes, by taking a profile off your existing trim and having knives cut to run it. That costs money and takes time, so it goes on the schedule and the proposal as its own line. For a small run, we sometimes salvage trim from a less visible part of the house. Our historic remodeling guide explains how this is handled.
What does the flood map mean for my lot?+
A mapped flood zone on any part of your parcel limits where a structure may be built and, in some cases, at what elevation. We pull the flood map and, where the line is close, have it surveyed. The design then starts from the surveyed boundary.
How disruptive is this going to be?+
Less than a whole-house renovation and more than a bathroom. We build and dry in the addition as its own structure before opening the wall to the house, so the first several weeks happen outside. When we open the wall, we seal the opening and contain dust by zone. We leave the site clean at the end of every day.
Do you handle design review for me?+
Yes. We prepare the submission, present the drawings and answer the board on massing, materials and proportion. We draw the addition to the board's standards from the start, so the drawings need fewer changes later. The home additions page shows the level of detail we work to.
Roswell & nearby
What will your Roswell addition cost?
Tell us what you want to add to your Roswell 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