Home Remodeling
Home Additions done properly
An addition is a small house built against a big one, and the joint between them is where the work is.
What this work involves
Additions mean foundation, framing, roof and envelope before you reach any finishes, which is why they cost more per square foot than reworking space you already have.
The connection to the existing structure is the critical detail. Footings have to be at the same depth so the two do not settle differently. The roof tie-in and the wall flashing decide whether you get a leak at the joint in five years. The floor systems have to meet at the same height or you have a step you did not want.
We handle the permits and inspections. Additions are the most heavily inspected work we do and that is appropriate.
The sequence on a job like this
- Design, permitting and footing depth matched to the existing foundation
- Framing, roof tie-in and flashing at the connection
- Envelope: sheathing, weather barrier, windows, insulation
- Mechanical, electrical, plumbing and all interior finishes
What we look at before quoting home additions
Every home additions job starts the same way: we look at what the new work has to sit on. We handle the permits and inspections. Additions are the most heavily inspected work we do and that is appropriate.
That is the difference between a number you can rely on and one that moves the moment the first wall comes open. We would rather find the complication at the walkthrough than discover it in week two.
Worth knowing
The thing that usually goes wrong
A roof tie-in flashed as an afterthought. Every addition leak we have been called to fix started at that joint.
What separates a remodel that holds up from one that starts failing in a couple of years is mostly hidden. It is the surface under the tile, framing that got straightened before drywall, and roof decking that was replaced instead of shingled over.
If you want a look at yours, call (678) 665-7771 or send us a note. The walkthrough is free and Igor will give you a straight answer about scope.
Other home work
All of it is on the home remodeling services page.
Where we do this work
Six counties, all within reach of our Roswell base: Cobb, Cherokee, DeKalb, Forsyth, Fulton and Gwinnett. Woodstock, GA, Alpharetta, GA and Marietta, GA are among the places we work, along with thirty-nine other cities you can find on the service areas page.
Have a look at the gallery for finished work, or call (678) 665-7771 and we will come out.
What moves the number on a job like this
You will not find a price list here. Without seeing your house, any figure we posted would be wrong for most people who read it. Instead, here is what pushes cost up or down, so you can weigh your options before the walkthrough.
The most expensive line in most remodels is relocation. Each fixture or outlet that changes position brings a plumber or electrician back in and means opening a wall, a floor or a ceiling to get there.
Next comes the state of the house itself. A well-kept home costs less to remodel than a neglected one, and hidden problems behind the finishes move the schedule more than your choice of tile or fixtures ever will.
How we think about materials
There is a version of every product at three price points and the differences are not always where the marketing says. Some of it is genuine performance and some of it is finish options.
The question we ask about every material is how hard it would be to replace. Visible hardware and fixtures are easy, so pick what you like. What sits under tile or behind drywall is not, so that is where we refuse to cut corners.
That means we sometimes talk clients out of upgrades. If a mid-range fixture performs the same as the expensive one, we would rather that money went into the part of the job nobody sees.
Permits and inspections
Structural changes, additions, most electrical and plumbing moves, decks and roofs all get permitted where the jurisdiction requires it. We pull them and we meet the inspectors.
Requirements vary across the six counties we work in, sometimes noticeably. What needs a permit in one jurisdiction may not in the next, and setback and zoning rules differ enough to change what is buildable on a given lot.
Unpermitted work causes problems at resale and at insurance claim time. It is not worth the saving, and a project that a contractor wants to keep off the books is telling you something.
Looking after the work
A finished remodel is not maintenance free, but the list is short and most of it is easy.
The sealant joints in wet areas are the first thing to watch, because they take the most movement. For exterior work, the job is keeping water moving away from the house. Mechanical items mostly need clean filters and clear vents.
When the work is done, we walk you through the upkeep in person. Later on, if a joint opens up or something behaves strangely, let us know and we will come look.
Questions people ask
Is an addition cheaper than remodeling?
No. An addition means foundation, framing, roof and envelope before you reach any finishes, which is why reworking existing square footage almost always costs less.
Where do additions leak?
At the joint with the existing house. Every addition leak we have been called to fix started at the roof tie-in or the wall flashing, and both are entirely preventable at framing stage.
What does a full home remodel actually include?
Usually every finish surface, the kitchen and baths, often the flooring throughout, and whatever framing, electrical and plumbing corrections the house needs along the way.
How long does a project like this take?
It depends on scope and on what we find when we open things up. A single bathroom is usually a few weeks; a full home remodel runs months. We give you a real schedule after the walkthrough, and we tell you when it moves.
Will we be able to live in the house during the work?
For a one-room project, almost always. Larger additions and full home remodels can make daily life rough, so we look at your situation during the walkthrough and tell you honestly whether staying will work.
What happens if you find something unexpected?
You hear about it the day we find it, with photos and a plan. Nothing gets covered back up without you knowing what is behind it.
Let us take a look at your home additions project
Give us a call at (678) 665-7771 or write to us through the contact page. Igor will walk the project with you and tell you honestly what it takes. We keep our workload deliberately limited, so if we cannot start soon, you will hear a real date from us instead of a vague promise.