Georgia gives you three comfortable seasons outdoors and one that needs shade, and a well built outdoor room is used far more than a bare slab or an open deck. Most Duluth homes have a rear elevation that was finished to builder standard and never developed: a small deck off the breakfast area, a concrete pad, and a yard that only gets crossed. Luma House designs outdoor living as an extension of the floor plan rather than as a separate structure stuck to the back of the house.
What this service covers
- Covered porches and pavilions, including roof tie-ins to the existing house
- Screened porches and three-season rooms
- Patios and hardscape in paver, stone or poured concrete, with the grading and drainage they need
- Outdoor kitchens: counters, grill and ventilation, sink and drain, refrigeration and the gas, water and electrical runs behind them
- Fireplaces and fire features, with the clearances and permits they require
- Lighting, ceiling fans, weather-rated outlets and low-voltage landscape circuits
- Railings, steps and transitions between levels
- Pergolas, privacy screening and shade structures
Problems Duluth homeowners bring us
- The existing deck is too small to hold a table and chairs at the same time
- There is no shade, so the space is unusable from midday through the afternoon
- Nowhere to grill out of the rain
- Insects make the space unusable in the evening, which is what pushes most people toward screening
- Water drains toward the house, or stands on the patio after a storm
- A walk-out basement opens onto nothing
Planning the project
Outdoor projects are site projects, so they start outside the house.
- Establish setbacks, easements, lot coverage and any HOA architectural review
- Work out where water goes now and where it will go once the surface changes
- Decide the covered area first, because the roof drives the structure and the tie-in
- Plan utilities early: gas for a grill or fire feature, water and drain for a sink, circuits for lighting and appliances
- Confirm which permits apply, since structures, electrical, gas and plumbing may each be reviewed
- Match materials and roof geometry to the existing house
- Agree a written scope, schedule and change-order process
What drives the budget
Outdoor budgets split cleanly between covered and uncovered. Hardscape and an open deck scale with area. The moment a roof is involved, the project takes on foundations, structure, a tie-in to the existing roof and usually a permit, and the cost per square foot rises accordingly. Outdoor kitchens are priced by their services as much as by their cabinetry: a grill station is a different project from one with a sink, a drain and refrigeration.
| Factor | Lower-cost end | Higher-cost end |
|---|---|---|
| Layout | Same footprint, fixtures stay put | Walls, plumbing or venting move |
| Structure | No structural changes | Beams, foundations or roof tie-ins |
| Finishes | Stock or semi-custom selections | Custom cabinetry, natural stone |
| Systems | Existing electrical and HVAC are adequate | Panel upgrades, new circuits, ductwork |
| Permits and HOA | Cosmetic work, no review | Permits, inspections and HOA approval |
| Project | Average job cost | Resale value | Cost recouped |
|---|---|---|---|
| Minor kitchen remodel (midrange) | $28,359 | $31,712 | 111.8% |
| Major kitchen remodel (midrange) | $79,591 | $41,805 | 52.5% |
| Bath remodel (midrange) | $25,304 | $19,595 | 77.4% |
| Bath remodel (universal design) | $41,047 | $27,362 | 66.7% |
| Basement remodel | $49,681 | $45,636 | 91.9% |
| Deck addition (composite) | $24,984 | $20,264 | 81.1% |
| Primary suite addition (midrange) | $162,109 | $59,369 | 36.6% |
Source: Remodeling magazine / JLC Cost vs Value Report 2025, Atlanta market. Regional survey averages, not Luma House quotes.
Timeline factors
- Rain during excavation, footings and concrete work
- Concrete and mortar cure times before anything can be built on them
- Permit review and inspections at footing and framing stages
- HOA architectural review where it applies
- Material lead times for stone, pavers, roofing and specialty appliances
- Coordination with any landscaping or irrigation work
Design considerations
- Where the door is, because that decides whether the space is actually used
- Shade and orientation: a west-facing uncovered patio is unusable on summer afternoons
- Ceiling height and roof pitch on a covered porch, which decides whether it feels generous or low
- Sight lines from inside the house, since the structure will be in view from the kitchen
- Drainage and surface slope, which is invisible when right and obvious when wrong
- Material and roof matching, so the addition reads as part of the house
Permits and local review
| If your home is in… | Permits usually come from | Good to know |
|---|---|---|
| Inside Duluth city limits | City of Duluth Community Development & Engineering | The city runs its own permits, applications and inspections |
| Unincorporated Gwinnett County | Gwinnett County | Many addresses with a Duluth mailing address sit outside city limits |
| Johns Creek, Suwanee, Berkeley Lake, Norcross or Peachtree Corners | That city’s own permit office | Each city sets its own submittal steps |
Always confirm the permitting office for your exact address; city limits do not follow ZIP codes.
How the work runs
| Step | What happens | What you receive | Decisions you make |
|---|---|---|---|
| 1. Discovery and consultation | Site visit, goals, budget range, photos and measurements | Notes on scope options and next steps | Which rooms and priorities to include |
| 2. Design and scope development | Layout, selections, structural and permit review | Written, line-item estimate and schedule | Finishes, allowances and phasing |
| 3. Construction | Permits, demolition, rough-ins, inspections, finishes | Regular progress updates; change orders in writing | Approve any change before work proceeds |
| 4. Punch list and walkthrough | Final details, cleaning and walkthrough | Signed punch list and care documents | Sign-off when items are complete |
Related services
Outdoor living pairs naturally with decks and porches, and walk-out basement projects often include a lower patio. A covered structure that becomes conditioned space is a home addition instead.
Frequently asked questions
Do I need a permit for a covered porch?
Generally yes. A roofed structure involves footings and framing, and it is usually reviewed and inspected. Open patios at grade are treated differently, and gas, electrical and plumbing work carry their own requirements.
Screened porch or covered porch?
Screening is what makes an outdoor room usable on summer evenings here, and it is the single change homeowners most often say they wish they had made first. A covered porch can be framed so screening is added later without rebuilding it.
Can an outdoor kitchen have a sink?
Yes, with water supply, a drain and a plan for winterising it. That is the main thing that separates an outdoor kitchen from a grill surround, in both usefulness and cost.
Will a new patio cause drainage problems?
It can, if the slope and the water path are not planned. Any new impervious surface changes where water goes, so we work out the drainage before the surface is set, not after the first heavy storm.
Images on this site are illustrative design examples, not photographs of completed Luma House projects. This site does not publish reviews, ratings or project counts.
Next step: Request an estimate, or call (470) 847-9076 to talk through your project.