Bathroom Remodeling in Sandy Springs, GA
The primary baths in Sandy Springs' 1980s housing were built when a double vanity counted as luxury. Most of what we do here is give the room back the space it should have had.
Where the permit history lives is not where the permit goes
Sandy Springs incorporated on 1 December 2005, which means every house here built before that date was permitted and inspected by Fulton County rather than by a city. On a bathroom project that history matters more than it sounds, because the two things we most want to know before opening a wall are what was done to this room previously and whether it was permitted — and for a 1989-median housing stock the answer usually lives in a county file rather than a city one. Current work goes to the city's Building and Construction group, which brought plan review and inspections back in-house after a period of contracting them out. So there are two record trails and one counter, and we go looking in both. The design side is more consistent: the 1980s primary bath in this market is a long narrow room with a garden tub taking a third of it, a separate shower too small to use, and a compartmented water closet, and the single highest-value move is almost always deleting the tub.
The same caveat everywhere: waterproofing is not a finish
In every town on this list, the part of a bathroom that decides whether it is still good in fifteen years is the assembly you cannot see. Pan slope, membrane, corner treatment and the transition at the curb or the threshold are specified in writing and inspected before a single tile goes down. It is the least photogenic week of the project and it is the only week that cannot be redone later without taking the room apart again.
What this covers
Each of these is a service in its own right, offered in Sandy Springs and everywhere else we work. What follows is how it goes in Sandy Springs specifically, rather than a fifteenth thing we do.
Primary Baths
Layout, then drainage and structure, then the surfaces.
Guest & Hall Baths
Small, old, and constrained — which makes them interesting, not minor.
Aging-in-Place Modifications
A design problem, not a medical one — and best done years early.
Questions about bathroom remodeling
How long does a primary bath take?
Design is typically six to ten weeks. Construction runs about eight to twelve weeks for a primary suite bath, longer if the room is moving or growing. Tile and glass are the two lead times that set the end date, and both are ordered during design rather than after demolition.
What investment range does a primary bath usually land in?
Most primary baths land in our first two bands. We publish all four ranges, with what each one typically includes and who we are not the right firm for, on The Right Fit — the ranges are there rather than here because a number without those four blocks around it is worse than no number.
Can the shower be curbless?
Usually, and it is worth asking early rather than late. A curbless shower needs the slope built into the floor structure, which means we have to know before the framing is closed up. On a slab it is a different conversation from a house over a crawl space, and Discovery is where that gets settled.
What does the five-year workmanship warranty cover on a bath?
Our workmanship, including the waterproofing assembly and the tile setting. Fixtures, glass and surfaces carry their own manufacturer warranties. The scope, the exclusions and the term are printed in your contract and we will email a copy any time you ask.
Tell us about a house in Sandy Springs
The town is pre-filled. Four short steps, and it ends with a call from Priscilla within one business day.
Tell us about your house.
A Discovery visit is free, it happens at your house, and it ends with a written summary of scope and a realistic investment band.
