FAQs

Have questions about working with Coastal Creek Design? Our frequently asked questions below provide clear answers about our architectural and structural engineering services, design process, timelines, permitting, and more. If you don’t see your question answered here, feel free to contact us directly—we’re here to help!

Residential Architects FAQs

A residential architect designs homes that blend beauty with functionality while being sensitive to the environment and ensuring the design meets all local building codes. At Coastal Creek Design in Charleston SC, our residential architects & designers focus on the clients dreams to create the vision as we work directly with our in-house structural engineers, so the plans are construction ready from day one.

Charleston architects understand the unique challenges here. Flood zones, strict zoning laws, and that classic Lowcountry aesthetic. When you work with a residential architect in Charleston SC, you get someone who knows how to make your home both stunning and compliant with local regulations.

Look for a solid portfolio, proven experience in your area, and clear communication. Our residential home architects work hand in hand with our structural engineers, which means fewer delays and headaches for you.

Great design can absolutely improve your home’s appeal and resale potential. Buyers often pay more for homes with thoughtful layouts, strong curb appeal, and spaces that feel both functional and beautiful. While value depends on many factors, architecture plays a big role in how your home is perceived and used.

Learn more about our architectural and structural engineering services here.  Architectural & Engineering drawings include the following:

  • Site plan, floorplans, elevations, and minimum of one section drawing
  • Electrical plans
  • Foundation plan, floor framing plans, roof and ceiling framing details
  • Seismic analysis (resulting in the proper connections)
  • Wind load analysis resulting in the proper connections
  • Load path design and analysis (resulting in the framing plans)
  • All sheets are produced on 24×36 at 1/4” scale
  • High-quality 3D drawings are available, that will be a bid option with the fee proposal. (3D drawings are not always needed or wanted.)

Absolutely. Most renovations involve changing layouts or removing walls, and you want to make sure everything looks seamless and is structurally sound. A residential architect ensures your renovation flows naturally with your existing home.

We design everything from ground up custom homes to additions, renovations, and historic restorations throughout the Charleston area.We design everything from ground up custom homes to additions, renovations, and historic restorations throughout the Charleston area.%MCEPASTEBIN%

Yes! We love working with Charleston’s historic homes. We know how to respect preservation guidelines while updating your space for how you actually live today.

You are in great hands with a talented designers like Joel Adrian and architect Linda Balzac guiding and overseeing design. 

Our experienced, in-house design team is made up of five members, each utilizing their unique experience and skills to produce expert designs quickly. Within a few days of signing your contract, we start working on your project, scheduling the site visit and measurement, drafting a site plan, and more. We are timely and responsive when scheduling design meetings and responding quickly to emails, comments, and other inquiries.

We have a very disciplined and structured system for monitoring design progress and sending out the latest draft for your review as soon as it’s ready for client review.

  • Drainage plans
  • Landscape plans
  • Civil/Site plans
  • Retaining walls
  • Pool design (unless specifically included in the proposal)
  • Geotechnical investigation and/or report
  • Survey
  • Manual J
  • REScheck
  • Any other design document not mentioned in the fee proposal and/or list of plan sheets above.

Custom Home FAQs

Absolutely! Our custom home architects guide you through every step. From your initial vision to the final construction drawings, we create a home that’s perfectly tailored to how you live.

Every project is different based on size, complexity, and your specific needs. We’ll provide a detailed proposal after we meet and understand the full scope of your project.

Yes, we do this all the time. Our team knows how to design custom homes in Charleston that meet FEMA requirements, handle wind loads, and address foundation challenges.

Yes! An architect ensures your home is designed right before construction starts, which actually saves you money and prevents headaches during the build.

From traditional Lowcountry and Charleston single houses to sleek modern coastal designs, our custom home architects can work in whatever style speaks to you.

Immediately! We recommend calling us before anything and especially before you talk to builders. Having complete, buildable plans from a custom home architect makes the entire construction process smoother and more predictable.

Most custom home designs take about 6 to 8 weeks. That said, the pace really depends on the client. Some people want to move quickly, while others prefer to take their time reviewing each step. Our team helps keep things moving efficiently by eliminating the usual delays that come from working with separate architects and engineers.

Home Additions & Renovations FAQs

Every project is unique. The scope and complexity vary significantly from one addition to another. Once we understand your goals and assess your property, we’ll provide a detailed proposal outlining exactly what your project will involve.

Yes. A home addition architect makes sure your new space looks like it was always part of your house and meets all the necessary building codes.

We see a lot of expanded kitchens, new primary suites, and pretty much anything else you can think of. Basically spaces that take advantage of our beautiful climate!

You should start with an architect. Builders can’t give accurate bids without a full set of plans. Having those drawings in place first makes everything smoother for both the builder and the engineer.

Even small projects benefit from having an architect for home additions, especially if you’re touching walls or structural elements.

We love these projects! We’ve designed many renovations that honor the historic character while making the home work for modern families.

Absolutely. We collaborate with Charleston builders all the time and can recommend trusted partners if you need them.

Yes, we do site visits to make sure everything’s being built according to our design and to solve any issues that come up.

Structural Engineering FAQs

It’s what keeps your home safe, stable, and standing strong for decades. Our residential structural engineers design everything from foundations to the beams that support your roof.

An architect focuses on how spaces look and flow, while a structural engineer makes sure everything stays standing safely. Having both on one team means your project runs much smoother.

Brian Wells, PE, leads the Structural Team. For many years, we have been the most sought-after structural engineers in the Lowcountry due to the practicality and speed of our designs, as well as the resulting construction cost savings. 

Our structural design services results in minimal unforeseen conditions and highly detailed, practical plans, saving you money and leading to more competitive labor and materials prices. Our team’s structural experience and design knowledge ensure that the architectural ideas are balanced with the realities of limitations such as spans and budget.   

Our team adheres to a 21-day or less commitment to our structural plans, meaning we begin the structural plans as soon final floorplans and elevations are approved. We then work in tandem with the architectural team to get your project a full permit set of plans.

Yes, definitely. Only a licensed structural engineer can tell you if a wall is load bearing and design a safe way to remove it.

A load bearing wall helps support your home’s weight, but you can’t tell just by looking. Only a structural engineer can confirm this and show you how to safely make changes.

Our structural cover sheets typically include:

  • Governing codes
  • Design criteria
  • Geotechnical information (by other)
  • Construction material specs
  • Live loads, dead loads and wind loads
  • Seismic information
  • Soil bearing capacity assumption

Design Process and Timeline FAQs

Our architectural design process includes an initial consultation, sketching sessions, 3D modeling, engineering review, and finally, permit ready plans.

Custom homes may take several months, while smaller projects move faster. Our integrated team really speeds up the custom home design process in Charleston.

Of course! Since our architects and engineers work together daily, making updates is much easier than typical firms.

As early as possible. Starting with a solid architectural design process means your project will actually be buildable when you’re done.

Yes, we do site visits to make sure everything’s being built according to our design and to solve any issues that come up.

A renovation typically restores or improves what’s already there, while a remodel changes the layout or function of spaces. We handle both types of projects.

Permits & Local Knowledge FAQs

Yes. We prepare all the permit ready drawings and guide you through the local approval process.

Yes, very. We work regularly with local zoning requirements, floodplain regulations, HOA approvals, and ARBs (Architectural Review Boards). We know how to navigate the process from start to finish.

There are quite a few unique challenges. Flood zones, wind load requirements, and historic preservation rules all play a role. But one of the biggest issues? Trees. Especially in areas like Mount Pleasant and throughout the Lowcountry, tree protection laws can actually impact where or even if you can build. For example, a 25-inch live oak might be protected, and that can shift the entire design. We take all of this into account from the very beginning.

Yes! Our Charleston architects and engineers design specifically for FEMA flood maps and all local codes.

Yes, historic properties often require review board approvals or preservation permits. We’ll help you navigate all of that.

Downtown has particularly strict zoning and historic review requirements, but we’re very experienced working within those constraints.

Charleston is known for Lowcountry style, Charleston single houses, coastal modern, and various historic revival styles.

Once our permit plans are completed, your builder will apply for the permit in your local municipality. This takes around 8-12 weeks for permit review/issuance of permit. Your builder will likely work on pricing/bids during this timeframe.

Cost & Budget FAQs

Architect fees depend on your project’s scope and complexity. Every project is different, so we provide detailed proposals after we’ve met and understand exactly what you’re looking to accomplish.

It depends on the firm. At Coastal Creek, we charge a flat project fee based on the scope of work. That fee is clearly outlined in the proposal and is typically paid in stages throughout the project.

Every project is different, but our proposals clearly outline what’s included so you know exactly what to expect. After we meet and understand your project scope, we’ll provide all the details in a comprehensive proposal.

Our integrated services eliminate delays and coordination issues between separate firms. Every project is different, but we’ll show you exactly how our process works when we provide your detailed proposal.

General Homeowner FAQs

If you’re moving walls, relocating plumbing, or changing the structure, then yes. A residential architect ensures your remodel is both safe and functional.

Schedule a consultation with us. We’ll talk through your goals and outline the best path forward.

Ask about their experience with projects like yours, their design process, how they communicate, and whether they handle engineering in house.

Yes! We work with trusted builders regularly and can suggest the right partner for your specific project.

Good design prevents costly construction mistakes and typically increases your home’s value. Every project is different, so we’ll discuss the specific benefits for your situation when we meet and provide your detailed proposal.

At Coastal Creek Design, our architects and engineers in Charleston SC collaborate every day, which makes the whole process faster and smoother for you.

It eliminates delays between different firms, ensures your designs are actually buildable, and saves you a lot of coordination headaches.

Portfolio FAQs

Our architecture portfolio Charleston includes custom homes, major renovations, and additions across all types of properties.

Yes, our residential design portfolio features both new builds and renovation projects.

Our custom home portfolio includes plenty of contemporary designs built specifically for coastal living.

Our residential architecture portfolio showcases the unique advantage of having architects and engineers collaborate on every single project.

Site Surveys & Reports FAQs

Property surveys are done to determine land boundaries, such as the plot of land a home sits on, and any sub-surface improvements, like a septic tank or well.
 
Surveys also identify other types of restrictions and conditions that apply to the description of a property, including easements or encroachments.

A survey is required if you are building a new home or plan to make an addition to your house. It must be completed within the last five years prior to your project.

We can provide you with the names of several trusted surveyors and an email template to request a survey. A survey with topographical data will cost around $2,000.

A geotechnical report determines the characteristics of the soil and if it is suitable for your building plans. The report will show the type of soil present on site and if it can support the proposed structure.

The report will also provide a description of the site conditions and geological data, as well as provide appropriate recommendations for site preparation, drainage control and any conditions that might affect the project.

We recommend geotechnical reports for all sites, but some homeowners choose not to have one completed. In this instance, we revert to our foundation design’s assumed soil-bearing capacity of 2,000 PSF.

We can provide you with the names of several trusted geotechnical engineers we recommend. A geotechnical report will typically cost around $2,800.

Contact & Getting Started FAQs

Just contact us to schedule a consultation with one of our Charleston residential architects.

Yes! An architect consultation helps us understand your project and create a proposal that’s tailored specifically to your needs.

Bring any site information you have, inspiration photos, and questions about budget or style preferences.

We typically send proposals within a week, outlining the scope, timeline, and fees for your project.

Many of our custom home architecture clients are building second homes or relocating to Charleston.

It depends on the firm. At Coastal Creek, we charge a flat project fee based on the scope of work. That fee is clearly outlined in the proposal and is typically paid in stages throughout the project.

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