75-foot stream buffers
Once state waters are identified on or near a lot, Sandy Springs applies three 25-foot zones: a state buffer, a city buffer, and an impervious setback. Structures are kept out of all 75 feet.
Service area · Sandy Springs, Georgia
Deck Builder Sandy Springs
Sandy Springs lots are hilly, wooded, and often close to a creek or the Chattahoochee. We design decks for that terrain and check the buffer rules before anything is drawn.
✓Elevated deck framing
✓Stream buffer checks
✓River corridor awareness
✓Permit guidance
Building in Sandy Springs
Decks for hills, creeks, and tall back doors
Much of Sandy Springs was built out with ranch and split-level homes on large, sloping, wooded lots, and many newer houses sit on full basements. The main floor is often a story above the back yard, so the typical deck here is elevated, with tall posts, a long stair run, and usable space underneath.
Height changes the engineering. Taller posts need larger footings and diagonal bracing, stairs need landings, and the guards matter more. We size the frame for the height and plan the stairs so they land on stable, level ground.
Water is the other constant. Creeks such as Long Island Creek and Nancy Creek cut through neighborhoods across the city, and the Chattahoochee River forms its northern and western edge. Both bring rules that can decide where a deck is allowed to go. As a deck contractor in the Atlanta area, we check those rules first on every Sandy Springs project.
We build throughout the 30328 and 30350 zip codes.
Local factors
Rules that shape where a deck can go
Variances for encroachments
Decks, patios, and walkways inside a regulated buffer need a stream buffer variance from the Board of Appeals. If your yard backs up to a creek, we check the buffer line before discussing size.
Chattahoochee River corridor
Properties within 2,000 feet of the river fall under the Metropolitan River Protection Act. Along the river there is a 50-foot undisturbed buffer and a 150-foot setback for impervious surfaces and structures, and the city permits work based on Atlanta Regional Commission findings.
Checking your lot
The city's online Community Development Map shows the river corridor and stream buffer layers. We look up every address there before a site visit.
Permits
Deck permits in Sandy Springs
Permits are issued by the City of Sandy Springs at City Hall. For small projects the city runs a program called EasyBuild, which gives homeowners and residential contractors a faster review. As the city describes it:
- Uncovered decks up to 500 square feet can qualify
- Review happens in a scheduled appointment with city staff, using a site plan and dimensioned plans
- Staff check zoning compliance and may supply code-compliant construction details
- Projects in a stream buffer or the river corridor are not eligible
- Additions, alterations, and anything over 500 square feet go through standard review
A larger deck, a covered deck, or one near a buffer follows the regular permit path. Either way, we tell you which route your project fits and guide you through it.
Programs and thresholds change, so we check the current rules with the city when we plan your deck.
Sources, checked October 2026: City of Sandy Springs: streams and creeks; City of Sandy Springs: river corridor; City of Sandy Springs: EasyBuild.
What fits here
Deck designs that suit Sandy Springs lots
Most decks here are elevated, so plan the space underneath at the same time. An under-deck drainage system gives a dry patio outside a basement door, and a stair with a landing reaches the yard without one long, steep run.
Shaded, wooded lots keep decks damp. Capped composite boards and aluminum rail reduce upkeep. Keeping an uncovered deck at 500 square feet or less, outside any buffer, may qualify it for the faster EasyBuild review.
Near a creek or the river? We check the buffer lines first.
Call (470) 279-4199Common questions
Sandy Springs deck questions
Do I need a permit for a deck in Sandy Springs?
Plan on one for an attached or elevated deck. Simple uncovered decks up to 500 square feet may qualify for the city's EasyBuild review, while larger or covered decks and anything near a stream buffer or the river corridor go through standard permitting.
How close to a creek can I build a deck?
Sandy Springs requires a minimum 75-foot buffer from state waters, made up of three 25-foot zones. Building a deck inside a regulated buffer requires a variance from the Board of Appeals, which is not guaranteed, so we design to stay outside the line whenever the lot allows.
Can you build on a steep back yard?
Yes. Steep lots are where an elevated deck makes the most sense, because it creates level outdoor space without regrading. The design centers on footing placement, post height and bracing, and a stair layout with landings.
Can the area under a raised deck be kept dry?
Yes. An under-deck drainage system catches water that falls through the boards and sends it to a downspout, which turns the space below into a covered patio or dry storage. It is easiest to add while the deck is being built.
Service area
Our Sandy Springs service area
We build, replace, and repair decks throughout Sandy Springs and the neighborhoods around it.
Start with your address
Plan a deck for your Sandy Springs lot
Send us your address and tell us about the back of the house. We will check the buffer maps, look at the slope, and give you a written scope.