When East Cobb and Marietta homeowners start planning a big project, a main-level primary suite, an expanded kitchen, a second-story addition, one of the first questions is: “Do I need to hire an architect?”
It’s a smart question. Good design is the foundation of every great remodel, and the way you get that design affects your budget, your timeline, and how smoothly the whole project goes.
At GreatHouse Design Build Remodel, we’ve been designing and building remodels and additions across East Cobb, Marietta, Roswell, and Sandy Springs since 2003. Here’s our honest take on when an architect is the right call, when it isn’t, and what most homeowners in our area actually need.
The Short Answer
For most remodels and additions on single-family homes in East Cobb and Marietta, you are not legally required to hire an architect. What you do need is a well-designed plan, construction-ready drawings that meet Cobb County or City of Marietta permitting requirements, and, when structural changes are involved, input from a licensed structural engineer.
Many homeowners get all of that from a design-build firm, where designers and builders work on the same team. Others hire an independent architect, then take those plans to contractors for bids. Both paths can produce a beautiful result. The right one depends on your project, your budget, and how involved you want to be.
What Georgia Requires
Georgia’s architect licensing law (O.C.G.A. § 43-4-14) exempts “one and two-family residences and domestic outbuildings regardless of cost” from the requirement that plans be prepared by a registered architect. In practical terms, that means a kitchen remodel, a primary suite addition, or a whole-home renovation on a single-family home in East Cobb or Marietta doesn’t need an architect’s seal to be permitted.
That doesn’t mean anything goes. Your project still needs:
- Permits through Cobb County or the City of Marietta for structural, electrical, plumbing, mechanical, and addition work
- Drawings that clearly show the scope, dimensions, and construction details
- Structural engineering when you remove load-bearing walls, add beams, build on new foundations, or add a second story
- Approvals from your HOA or, in Marietta’s local historic districts, the Historic Board of Review, when exterior changes are involved
What an Architect Does
A residential architect is a licensed professional trained in building design, space planning, and construction documentation. On a typical project, an architect will:
- Study your home, lot, and goals
- Develop design concepts and floor plans
- Produce construction drawings and specifications
- Help you bid the project to contractors
- Visit the site during construction to review progress (depending on the agreement)
Architects bring tremendous value, especially on complex or highly custom projects. Their fees for residential work are often quoted at roughly 8% to 15% or more of construction cost, depending on the scope of services, and they’re typically separate from your builder’s contract.
When an Architect Makes Sense
There are projects where an independent architect is a great choice:
- New custom homes or tear-down rebuilds with a significant architectural vision
- Highly complex additions with unusual structural, site, or code challenges
- Historic homes where detailed preservation documentation is required, such as some homes in the Kennesaw Avenue or Church-Cherokee historic districts near Marietta Square
- Homeowners who want to lead a bid process and compare multiple contractors on the same set of plans
When You Probably Don’t Need One
For the majority of remodels we see across East Cobb and Marietta, a separate architect isn’t necessary. This includes:
- Kitchen, bathroom, and basement remodels
- Opening up a main floor or reworking a closed-off layout
- Primary suite remodels and main-level primary suite additions
- One- and two-story additions that match the existing home’s style
- Whole-home renovations of ’70s and ’80s traditionals and ranches
- Screened porches, covered patios, and outdoor living spaces
For these projects, what matters most is that the person designing your space understands construction and cost in real time. That’s where a design-build firm shines.
Architect, Design-Build, Drafter, or Engineer?
|
What They Do |
Best For |
|
|
Architect |
Licensed design professional; concepts, drawings, and specifications; often helps bid the project |
Custom homes, complex or historic projects, homeowner-led bidding |
|
Design-Build Firm |
One team handles design, engineering coordination, pricing, permitting, and construction |
Remodels, additions, and whole-home renovations where budget alignment and accountability matter |
|
Drafter / Designer |
Produces drawings from a defined scope; limited design or construction involvement |
Simple projects with a clear plan already in mind |
|
Structural Engineer |
Designs and seals beams, foundations, and structural systems |
Any project with load-bearing changes or new structure (works alongside the other three) |
The biggest difference between hiring an architect separately and working with a design-build firm is when your budget enters the conversation. In the traditional path, a design is completed first and priced later. If the bids come back higher than expected, you’re redesigning or cutting scope after you’ve already invested in drawings. In design-build, pricing is part of the design process from the very first meeting. Learn more in What Is Design-Build Remodeling and Why It Matters for Your East Cobb Home.
Historic Districts and HOAs in East Cobb & Marietta
Two local factors can shape your design no matter who draws it:
Marietta’s historic districts. Homes in the City of Marietta’s locally designated historic districts, such as the Kennesaw Avenue and Church-Cherokee districts, generally need a Certificate of Appropriateness from the Historic Board of Review before exterior changes. Additions in these areas need to respect the scale, materials, and character of the original home.
East Cobb HOAs. Many East Cobb neighborhoods, including swim-and-tennis communities off Johnson Ferry, Paper Mill, and Sewell Mill roads, have architectural review committees that approve additions, exterior materials, and sometimes even paint colors. Building their review into the design schedule avoids delays later.
An experienced local team knows these requirements and plans for them from day one.
How GreatHouse Handles Design
At GreatHouse, design and construction live under one roof. Our in-house design team works side by side with our estimators and project managers, so every design decision is made with construction and cost in mind.
Here’s what that looks like:
- Exploration (1–2 weeks): We define your scope and align on timeline and investment level.
- Schematic Design (3–5 weeks): Floor plans, 3D renderings, and a preliminary estimate, so you see the design and the budget together.
- Design Development (8–12 weeks): Finishes and selections, construction-ready drawings, and a trade walk to finalize your contract price.
- Engineering and Permitting: We coordinate structural engineering when needed and handle permits with Cobb County, the City of Marietta, Roswell, or Sandy Springs.
- Construction: The same team that designed your project builds it.
Already have plans from an architect? We’re happy to take a look and talk through whether your project is a good fit. Most homeowners we meet are starting from scratch, though, and that’s exactly where design-build shines.
Frequently Asked Questions
Do I need an architect to remodel my house in Georgia? No, not for most single-family homes. Georgia law (O.C.G.A. § 43-4-14) exempts one- and two-family residences from the requirement that plans be prepared by a registered architect. You still need permits, construction drawings, and structural engineering when load-bearing changes are involved.
Do I need an architect for a home addition in East Cobb or Marietta? Usually not. Most additions on single-family homes can be designed by a qualified design-build firm or residential designer, with a structural engineer for foundations and framing. An architect may make sense for highly complex, historic, or fully custom projects.
How much does an architect cost for a residential remodel? Residential architect fees are often quoted at roughly 8% to 15% or more of construction cost, depending on the scope of services. These fees are usually separate from the contractor’s price.
What’s the difference between an architect and a design-build firm? An architect designs the project, and the homeowner then hires a separate contractor to build it. A design-build firm handles design, pricing, permitting, and construction with one team and one contract, so budget and design stay aligned from the start.
Do I need a structural engineer to remove a wall? If the wall is load-bearing, yes. A structural engineer sizes the beam and supports needed to carry the load, and those details are typically required for the permit.
Do I need approval to add on to a home in Marietta’s historic districts? Generally, yes. Exterior changes to homes in Marietta’s locally designated historic districts require a Certificate of Appropriateness from the Historic Board of Review before work begins.
Ready to talk about your project? Contact GreatHouse Design Build Remodel to schedule your consultation and discover what GreatLiving can look like in your East Cobb or Marietta home.
Serving East Cobb, Marietta, Roswell, and Sandy Springs since 2003.