Est. 2003
Home additions in Sandy Springs, GA.
We build room additions, suites and second stories on Sandy Springs houses. Many of them date from the 1970s and 80s and sit on steep, wooded lots. On those lots the foundation, site access and tree permit make up most of the price.
Home addition contractor · Sandy Springs, GA
Home additions for steep Sandy Springs lots.
We build additions in High Point, Dunwoody Panhandle, Riverside and the streets off Johnson Ferry. Many back yards there fall away sharply from the house, and some fall toward a creek. A falling yard needs a taller foundation, and a lot near a creek falls under buffer rules that limit where the addition can stand.
We price the foundation before you sign. One fixed-price contract covers the foundation, framing, tie-in, every trade and the finishes. We file the building permit and the separate tree application under our license. You get a site photo every working day, we attend every inspection, and you get one year of written warranty.
Home addition types
Three kinds of home addition in Sandy Springs.
The slope and the trees behind your house determine which of these fits, and the slope accounts for most of the budget.
Rear room on a falling lot
This is the addition we build most in Sandy Springs. Where the yard steps down, a tall foundation wall brings the new floor level with the old one. We price that wall as its own line, not inside a per-square-foot rate.
Second story or over-garage
On a lot too tight or too steep to build out, we add a second story or build over the garage. The existing foundation and wall framing must carry the new load. An engineer checks them before a plan is drawn.
Additions under the canopy
Sandy Springs regulates tree removal through its own permit, separate from the building permit. If a specimen tree stands near the footprint, we design around it or file the removal application before the plan is final.
What we build
Every part of a Sandy Springs 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
Building an addition on a steep Sandy Springs lot.
A steep lot changes three parts of the job. The foundation is taller and costs more, and harder access for machines and material adds labor. Water already crossing the site will collect where a new structure meets the old house. We check where the roof and yard send water before placing a footing, and design the drainage into the addition.
Much of the housing here dates from the 1970s and 80s and has been remodeled at least once, sometimes without a permit. Opening a wall in these houses often turns up framing or wiring that must be corrected before the new work attaches. We check for it during the walkthrough, so the repair is priced before you sign.
The city's tree permit protects the canopy on these lots. Digging a foundation inside a root zone is slower and more careful than open-lot excavation. We show that work as its own line on the proposal.
Our process
The sequence for a Sandy Springs addition.
Measure the fall and the trees
We measure how far the ground drops, where water leaves the site and which trees are protected. We set the footprint from those three before laying out rooms.
Look at what is already there
We check the framing, the wiring and any past work done without a permit. Problems found now go into the price. Problems found at rough-in mean a change order and a delay.
Engineer the foundation
Tall walls, stepped footings and any second-story load get stamped engineering drawings. The foundation is the biggest variable in a Sandy Springs price, so we settle it before we give you a number.
File both permits
We file the building application through the Build Sandy Springs portal. Where a protected tree is affected, we file the tree permit with it. We track both and schedule the inspections.
Build, tie in, hand over
We build from foundation to finishes and send a site photo every working day. The exterior is matched to the existing house. We walk the punch list with you and hand over a one-year written warranty.
Permits
Permitting an addition with the City of Sandy Springs.
Sandy Springs issues its own permits, and an addition gets a full review through the Build Sandy Springs portal. The application includes a site plan showing the new footprint against the setbacks and lot coverage. It also includes structural drawings for the foundation and framing, and energy compliance for the new conditioned space. Inspections run foundation, framing, trade rough-ins, insulation and final.
Removing a protected tree needs its own permit under the city ordinance, with replanting or recompense attached. On a lot that falls toward a creek or into a mapped flood fringe, buffer and floodplain rules limit where the addition can stand. No local approval can waive those rules. We check both before the footprint is fixed and file everything under our license.
Who issues it
City of Sandy Springs, Building and Construction, at 1 Galambos Way in the City Springs complex. sandyspringsga.gov
Build Sandy Springs portal
Applications, plan review status and inspection scheduling all run through the city's own online system.
The tree permit is separate
Removing a protected tree is its own application under the city ordinance, with replanting expected. We settle it before the footprint is final.
We pull the permit
The building application, site plan, engineering, the tree permit where one is needed and every inspection are part of the contract.
Budget
What an addition costs in Sandy Springs.
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 Sandy Springs additions of the same size on the same drawings can differ widely in price, usually because of the foundation. A flat back yard takes a shallow footing. A yard that drops twelve feet takes a wall, deeper excavation, more concrete and harder access for every load. A per-square-foot rate quoted before anyone walks your yard leaves that out.
Our proposal shows the foundation, the site access and any tree work as separate lines before you sign. If a second bid is much cheaper, compare those three lines first.
What moves the total
Foundation height, excavation and site access for machinery and material on a falling lot. Then the tree permit, careful digging inside root zones, and correcting any past unpermitted work.
The space beneath the new room
When a tall foundation wall is going in anyway, finishing the space under the addition is the cheapest square footage you can add. The structure and the mechanical runs are already in place.
Planning guides
Home addition guides to read first.
How to compare quotes
Why two bids on the same drawing differ by tens of thousands of dollars, and which lines to compare.
Read the guide →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 →Common remodeling mistakes
Planning decisions that raise the cost of a remodel once work starts.
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 Sandy Springs and inside the Perimeter.
All remodeling services in Sandy Springs · 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.
Sandy Springs questions
Questions about home additions in Sandy Springs.
My back yard drops off. Is an addition even possible?+
Yes, in almost every case, and it is the most common addition we build in Sandy Springs. The addition sits on a foundation wall tall enough to bring the new floor level with the existing one. That wall costs more than a flat-lot footing, and we quote it as its own line. It often creates usable space underneath for a small fraction of what that space would cost to add separately.
Do I need a tree permit as well?+
Yes, if a protected tree is coming out. The tree permit is a separate application with replanting or recompense attached. We survey the canopy before the footprint is final, so you can see whether moving the addition a few feet avoids the permit. We file both the tree permit and the building permit.
The previous owner remodeled without a permit. Is that a problem?+
It is if the work is unsafe or will not pass inspection. That work has to be corrected before new construction attaches to it, and the correction is its own line on the proposal. We look for it during the walkthrough so it is priced before you sign. Our guide on comparing quotes explains why a bid that leaves this out looks cheaper and then grows through change orders.
Can you match an eighties exterior?+
Usually closely, and sometimes exactly. Many siding profiles and brick blends from the 1980s are out of production, and a near match tends to look like a patch. When the original is no longer made, we use a complementary material and make the change at a corner. You see samples against your own wall before anything is ordered.
How long will it take?+
Eight to twelve weeks on site once permitted. A tall foundation on a steep lot makes the early weeks longer than they would be on flat ground. Before construction, allow six to ten weeks for survey, drawings, engineering, the tree permit where one applies and city plan review.
Sandy Springs & nearby
What will your Sandy Springs addition cost?
Tell us what you want to add to your Sandy Springs 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