Floor Plan Reconfiguration in Alpharetta, GA
Sometimes the house has all the square footage it needs and the walls are in the wrong places. Reconfiguration is structural work — beams, posts, load paths, and often mechanical relocation — and it is frequently a better investment than an addition, because you are improving space you are already heating.
What a project like this includes
- A measured set of the existing plan, including what the walls are actually doing
- Structural design for every wall coming out: beam, posts, and the load path to the foundation
- Engineering where the span or the load requires it, filed with the permit
- Mechanical, electrical and plumbing relocated out of the way of the new plan
- Floor, ceiling and trim transitions detailed so the change does not read as a patch
- Two or three plan options during design, drawn properly rather than sketched
- Permit package and inspections
- Final clean and the five-year workmanship warranty
What it usually does not
- Removing a wall the structure will not allow — we will tell you at Discovery, with the reason
- Foundation work to carry a new point load, unless it is priced in the scope
- Refinishing floors beyond the affected area unless it is in the scope
- Furniture planning and styling
Anything on this list can be brought into scope. It is here because it is not automatically in it, and knowing that now is worth more than finding out in month three.
How this work moves through our six phases
- 1
Discovery
We walk the house and put scope and a realistic band in writing.
- 2
Design AgreementPayment
Design goes under a signed agreement with a defined fee and scope.
- 3
Design & Selections
Drawings, structural review, and every selection locked before construction.
- 4
Fixed-Price ProposalPayment
One fixed price, from the trades who will build it, with the scope attached.
- 5
Construction
One production manager, one project manager, weekly written updates.
- 6
Warranty Walk
Punch list closed, warranty handed over, and we come back at eleven months.
What this usually involves
We publish four investment ranges and our minimum of $60,000, along with what each range typically includes and who we are honestly not the right firm for. Your own number comes from the Fixed-Price Proposal in phase four, once the drawings exist.
Browsing rather than scoping? Whole House in the portfolio is the same work photographed rather than described.
Projects featuring this work
A 1998 colonial, all the way through
A late-1990s colonial taken all the way through, with the plan reconsidered.
The kitchen with the wall taken out
Nineteen feet of load-bearing wall replaced with a flush-framed beam.
The back of the house: office and mudroom
A back-of-house reconfiguration: office, mudroom and laundry from four rooms.
A main floor reconsidered for staying put
A main floor reworked so the second story becomes optional.
Questions about floor plan reconfiguration
How long does a reconfiguration take?
Design is typically eight to twelve weeks including engineering. Construction runs about eight weeks to four months depending on how many walls move and how much mechanical work follows them.
What investment range does this usually land in?
Anywhere from our second band for a single wall to the fourth for a main floor reconsidered entirely. All four ranges, and what each typically includes, are on The Right Fit.
Can this wall come out?
Almost always, and the real question is what it takes. A load-bearing wall becomes a beam, posts, and a load path that has to reach the foundation — sometimes through a finished basement ceiling. We draw that path before we promise the wall.
What does the five-year workmanship warranty cover?
Our workmanship for five years from substantial completion, including the structural framing we install. Engineered products carry their own manufacturer specifications and warranties.
Is this better than adding on?
Frequently, and it is worth drawing both. Reconfiguration improves space you already heat, needs no foundation and no roof tie-in, and does not touch your setbacks. An addition is the answer when the square footage genuinely is not there.
Tell us about your house
Four short steps. It goes straight to Priscilla, who will call within one business day to set up a free Discovery visit.
Related work
Whole-Home Renovation
One design, one permit, one mobilization, one mess.
Kitchens
Layout first, then everything else. Most of our kitchens move a wall.