Before the build
Plans, surveys and permits
Drawings and paperwork first. Often the longest part, and the part that sets the build price.
The design fee pays for the work that comes before construction: measuring the house, a survey of the lot, two or three layouts, construction drawings and the permit set. You can take those drawings to another builder. We'd like to build it, but we'd rather you have the choice.
What's in it
Measured drawings of the existing house
A lot survey where the one you have is out of date
Two or three layouts, then construction drawings
Engineering where the structure needs it
Permit application, review comments and resubmittals
What it doesn't include
Left out unless the contract says otherwise
Interior design
We draw rooms, not furniture. Finish choices happen on the schedule, and you can bring a designer.
Variance applications
If a variance is needed, we help prepare it. The hearing outcome belongs to the board.
Construction prices from other firms
We price our own build. For others, the drawings are yours to take.
What changes the cost
What moves the design fee
A small bump-out needs less drawing than a whole-house plan.
Size and complexity
More rooms and more structure mean more drawings and more engineering.
Review requirements
A historic district or a variance means a longer package and sometimes a hearing.
Survey
A recent survey saves money. If yours is old or missing, we order one.
Revisions
Two or three layouts are included. A fourth costs more, and we say so before we draw it.
How it goes
The paperwork path
- 01
Step 1: Measure and survey
We measure the house and check the lot against the survey.
- 02
Step 2: Layouts
Two or three options on paper. You mark them up and we revise.
- 03
Step 3: Construction drawings
A set the permit office and a builder can price from, with the engineer's details.
- 04
Step 4: Submit and respond
We file the permit, track it and answer reviewers' comments until it is approved.
Permits and rules
Review, zoning and variances
Some Atlanta streets sit in historic districts where exterior changes need design review. Some lots need a variance for a setback or height. We tell you at the first visit, because they change the schedule.
Who does what
We: drawings, applications and responses to reviewers
You: signatures and decisions on the layouts
The city or county: sets the review queue
Examples
Sample work
Showing 3 of 3
Sample photos.
Questions
Plans and permits
Can I take your drawings to another builder?
Yes. The drawings are yours once you've paid the design fee.
Is the design fee credited toward the build?
Your contract says. We state it in writing before you sign the design agreement.
How long does permit review take?
It depends on the office and the season, and we can't control it. We tell you where your project sits in the queue when we file.
What if the lot is in a historic district?
Exterior changes may need design review. We prepare the package and attend if asked.
Start with the drawings
Book a site visit and we'll tell you what your address needs before you pay for anything.