Design & Project Management in Intown, GA
By Delano Designs
Great Old Houses, Floor Plans From Another Era
Intown Atlanta has the best residential architecture in the metro. It also has kitchens tucked at the back of the house behind a swinging door, bathrooms carved out of closets, and bedrooms with no primary suite in sight. The homes are worth keeping. The layouts need work.
That combination is why intown remodels demand more planning than newer construction does. Load-bearing walls aren't where you'd expect, framing has been modified by three previous owners, and what's on file at the city rarely matches what's actually standing. We document your home as it exists, design around what we find, and produce a construction document set your contractor can price with confidence.
Delano Designs handles the design, the drawings, the City of Atlanta permit filing, the finish selections, and the contractor pricing. Ryan runs it all personally, and we're not the general contractor, so we're on your side of the table when the bids come in.
Where Our Intown Work Happens
Our Intown projects cluster in the neighborhoods where the housing stock is oldest and the equity runs deepest.
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Morningside and Lenox Park:
1920s and 1930s Tudors and bungalows. Kitchen renovations and primary suite additions. -
Virginia-Highland:
1910s and 1920s bungalows on narrow lots. Second story additions and rear expansions. -
Ansley Park:
Early-1900s estate homes. Whole home renovation planning and phased documentation. -
Inman Park and Old Fourth Ward:
Victorians and restored lofts. Opening up compartmentalized floor plans. -
Midtown:
Condos, lofts, and single-family pockets. Layout planning, kitchen design, and bath design. -
Grant Park and Candler Park:
Queen Anne, Victorian, and Craftsman bungalows. Kitchen renovations and rear additions. -
Druid Hills:
Substantial early-1900s homes in unincorporated DeKalb. Historic home renovation design.
Piedmont Heights, Lake Claire, Poncey-Highland, Kirkwood, Ormewood Park, and Reynoldstown round out our Intown footprint.
Questions about Designing and Project Managing in Intown
- Do I need a permit to remodel an Intown Atlanta home?expand_more
- Most projects that move walls, alter plumbing or electrical, or add square footage do. Homes inside city limits go through the City of Atlanta Office of Buildings, while Druid Hills and other unincorporated pockets file with DeKalb County. We'll tell you which applies to your address and handle the filing either way.
- My house is almost 100 years old. Can you tell what's behind the walls before we start?expand_more
- Not entirely, and no honest designer will claim otherwise. What we can do is document the house thoroughly, note where the framing and systems are likely to surprise us, and design with enough flexibility that a discovery doesn't blow up the plan. That documentation is exactly what keeps old-house surprises from turning into change orders.
- Can you design an addition that matches the original architecture?expand_more
- Yes, and it's a large share of our Intown work. Matching rooflines, window proportions, siding profiles, and trim details is a design problem with real constraints, and we solve it in the drawings rather than leaving it to the framing crew to interpret.
Our Process
Design & Project Management Cost Guide
Your project deserves the highest quality of design and expert management. To start your planning process off the right way, access our comprehensive cost guide today!
Where We Work
We design remodels throughout metro Atlanta, with a concentration in intown neighborhoods where the homes have real architectural character and owners are investing to stay rather than move. Older housing stock takes more planning, and that's the work we're built for. If your home is outside the areas below, reach out anyway and we'll tell you honestly whether we're the right fit.
Our Service Area
- Alpharetta
- Ansley Park
- Brookhaven
- Buckhead
- Chamblee
- Intown Atlanta
- Morningside
- Roswell
- Sandy Springs
- Virginia-Highland
Hear From Your Neighbors
Nini L.
Brett A.
Henry
Ty H.
Taha A.
Intown Houses Deserve Intown Experience
Start With a Free Fit Call
Delano Designs plans remodels for Atlanta's oldest and best housing stock, from the existing-conditions survey through the permit and the punch list. Tell us your address and what you're hoping to change.