Est. 2003
Home additions in Woodstock, GA.
Our office is in Woodstock, and most houses we add onto here went up around Towne Lake and Eagle Watch in the 1990s. Many sit on ground that falls away behind them, which gives the house a walkout. An addition on that slope needs a taller foundation, so we measure the slope first.
Home addition contractor · Woodstock, GA
Home additions for Woodstock's walkout lots.
Many Woodstock additions start with a four-bedroom house from the Towne Lake build-out. The back yard often drops a full story to the tree line. On that ground the foundation is the first design problem and can be the largest single cost. A bid that does not price the foundation in full comes in low and rises during the build.
We sign one fixed price covering the footings, framing, roof tie-in, every trade and the finishes. The permit goes in under our license with the city or the county, whichever covers your parcel. We meet each inspector and send a site photo at the end of each working day. The work carries a one-year written warranty.
Home addition types
Three kinds of home addition in Woodstock.
Most lots in Towne Lake and Eagle Watch slope down behind the house. How far the ground falls sets the foundation cost of each option below, before finishes come into it.
Rear room over a walkout
Extending the back of a house that already steps down needs a foundation wall tall enough to reach grade. That wall also encloses space under the new room that can be finished. Per square foot, that lower space is the cheapest on the job.
Sunroom or screened porch
This is the most common first addition in Woodstock. The main decision is whether the room is heated and cooled. A conditioned room needs a different permit, foundation and insulation package than a three-season room.
Bonus room or suite above
This is common on the smaller lots near downtown Woodstock, where the yard has no room for an addition. A garage slab and walls are not built to carry a room above. An engineer checks the existing structure before design starts.
What we build
Every part of a Woodstock 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
Addition foundations and drainage on Woodstock lots.
Cherokee County soil is clay over weathered granite, and on a sloping lot water runs sideways through it. An addition built in that path takes water at the joint with the old house within a year or two. We check where the roof and yard already send water before setting a footing. The fix is usually a footing drain, grading that falls away around the new corner, and longer downspouts.
Framing in a mid-1990s Woodstock house is generally sound, but it was not designed for the added load of an addition. Where an addition ties in at the ridge or hangs off an existing wall, we check that wall and the footing under it. On a walkout house, the rear wall often already carries the most load.
Many Towne Lake houses have hardboard or early fiber-cement siding with a specific reveal and corner trim profile. Current boards are close but not identical, and a mismatch shows from the street. We check the siding on your house and tell you before you sign whether it can still be matched.
Our process
The sequence for a Woodstock addition.
Measure the slope and the setbacks
We spend an hour in the back yard with a level and the recorded plat. We measure how far the ground falls, where the water runs and the distance to the property line. Those three measurements set the size and foundation of the addition.
Confirm the city or county office
Your parcel is either in the City of Woodstock or unincorporated Cherokee County. That changes the application, the portal and one of the inspections. We confirm it before drawings begin, because finding out at the counter costs a review cycle.
Draw and engineer
We measure your house and draw the plans. Then come stamped drawings for the foundation, any beam and any new load overhead. Engineering comes before the price because it sets the price.
One fixed-price proposal
The proposal lists every trade, allowance and permit on its own line. The schedule includes the inspection dates as well as the work between them. You approve any change in writing before it happens.
Build, with a site photo each day
We build from footings and framing through dry-in, rough-in, inspections and finishes. You get a site photo each working day. At the end we walk the punch list with you, and the work carries a one-year written warranty.
Permits
Who issues your addition permit, Woodstock or Cherokee County.
An addition permit needs a site plan, which a remodel permit does not. It shows the new footprint measured to each property line. On many Woodstock parcels it also shows how much of the lot the addition and any new drive or patio will cover. The site plan is the sheet that gets an application returned, so we prepare it first.
Which office you file with depends on whether the house is inside the city limits. Many Woodstock addresses are not, and those parcels go to Cherokee County. The county adds an insulation inspection after rough-in is approved and before the walls are covered.
Structural work needs stamped engineering in either office, submitted with the drawings and not later at inspection. Inspections follow for the foundation, framing, and the electrical, plumbing and mechanical work in the new space. We file, schedule and attend all of it under our license.
Inside the city limits
City of Woodstock Building and Safety Division, part of Community Development. Permits desk at 770-592-6054. woodstockga.gov
Unincorporated Cherokee
Cherokee County Development Service Center, 1130 Bluffs Parkway in Canton, submitting through the CityView portal. cherokeecountyga.gov
The site plan for your addition
It shows the setbacks measured to the new corner. On many lots it also shows how much of the parcel the finished addition covers. Both are drawn before a footing is staked.
We pull the permit
The application, site plan, engineering and every inspection are part of the contract, whichever office handles your address.
Budget
What an addition costs in Woodstock.
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.
On a level lot the foundation is a small share of an addition. On a Woodstock lot that falls away behind the house, it can be the largest single line on the proposal. Reaching grade takes a tall wall, deeper footings and more excavation. Two bids on the same drawing differ most here, so ask every contractor to price the foundation separately.
The same tall wall often encloses space below that can be conditioned for a fraction of what it would cost to add later. We price that option next to the base scope so you can compare the two.
What moves the total
Foundation height on a falling lot and how much roof is reframed to meet the existing ridge move it most. Plumbing runs to a new bath add cost. So does any panel or HVAC upgrade the added space needs.
Finishing the space under the new room
If the foundation already has to reach grade, finishing the space beneath the addition is the cheapest square footage on the job. The framing and mechanicals are already there.
Planning guides
Home addition guides to read first.
Types of home addition
Bump-out, wing, second story or sunroom, and what each one involves.
Read the guide →Home addition permits in Georgia
What the application contains and what each inspector checks.
Read the guide →Hiring a remodeling contractor
Questions to ask a contractor and what a complete proposal includes.
Read the guide →Finishing costs in Woodstock
Woodstock basement finishing costs, for an addition that creates a lower level.
Read the article →Addition costs in North Georgia
Regional ranges by addition type and finish level.
Read the guide →Where we work
Home additions in Woodstock and south Cherokee.
All remodeling services in Woodstock · 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.
Woodstock questions
Questions about home additions in Woodstock.
My back yard slopes hard. Can I still add on?+
Yes, a sloped back yard is the most common lot we add onto in Woodstock. Instead of a shallow footing, you get a wall tall enough to bring the new floor level with the existing one. That wall costs more than a flat-lot footing and should be priced on its own line. It usually also creates a usable room underneath for little added cost.
Should the sunroom be heated or not?+
Decide before drawings start, because the answer changes most of the design and the cost. A conditioned room needs a frost-depth foundation, insulation to code and added HVAC capacity, and it counts as finished square footage. A three-season room needs none of that and costs considerably less. If you build three-season and convert it later, you pay for both.
Is my house in the city or the county?+
It depends on the parcel, and many Woodstock addresses are outside the city limits. The answer sets which office reviews your plans, which portal the application goes through and whether a separate insulation inspection is required. We check the parcel before drawings start and file with the right office. The Georgia addition permit guide covers what the application contains either way.
Can you match siding from the nineties?+
Sometimes exactly and sometimes only closely, and we tell you which before you sign. Many Towne Lake-era houses used board products and trim profiles no longer made with the same reveal. Without an exact match, the usual fix is to re-side one full elevation so the change falls at a corner, not mid-wall. We price that option on the proposal.
What will it do to my property taxes?+
Added finished square footage raises your assessed value, and the county picks it up from the permit record. We cannot predict the figure. We make sure the permit is accurate, because an addition built without one causes real trouble at resale. Our home additions page covers what a permitted addition includes.
Woodstock & nearby
What will your Woodstock addition cost?
Tell us what you want to add to your Woodstock 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