Frequently asked questions about building a custom pool in North Atlanta.
This page collects the real questions North Atlanta homeowners ask before building a custom pool, in six groups: cost, process, materials, permits, maintenance, and design.
The Atlantis Studio
Cost & budgeting
Custom pool pricing in North Atlanta depends on the site, the structure and finish, how much outdoor living you build around the water, and whether one team designs the whole backyard together. There is no price list. This section covers what actually moves the number, from soil conditions to financing.
Is there a price list for an Atlantis pool?
No. Every project is custom, so pricing depends on your site, your design choices, and how much of the backyard you build at once. Atlantis builds across a wide range, from around $140,000 for a straightforward pool to $1,000,000 and beyond for a full-environment build. A design site visit is what turns that range into a real number.
Why do two similar-looking pools cost so differently?
Two pools that look alike in a photo can differ enormously in site difficulty, shell engineering, finish quality, and how much outdoor living is built alongside them. A lower number sometimes means a smaller real scope, not a better price. Ask exactly what is included before comparing two quotes.
Does Georgia red clay or a sloped lot really make a pool more expensive to build?
Both can, depending on the specific site. Clay that swells and shrinks with moisture needs to be evaluated and planned for during excavation and backfill, and a slope typically adds excavation, haul-off, and retaining wall or drainage scope. Kelly evaluates soil and grade at the design site visit so both are priced honestly up front rather than discovered mid-build.
Will my HOA or county add to my cost, or just my timeline?
Mostly time. HOA architectural review and county permitting both run before construction starts, and neither is optional in most North Fulton, Cherokee, or Forsyth neighborhoods. Atlantis runs both in parallel from the start of the site plan phase, which is the biggest lever for staying on schedule.
What is covered by warranty no matter what I spend?
The shotcrete structure and the pebble finish both carry lifetime guarantees. Equipment is covered three years, lights four years, and workmanship one year. The first month of pool service is included, and a sister service company stays involved through construction. None of this changes with project size.
Do I need to know my exact budget before I call?
No. Most homeowners start with a rough sense of range, not a fixed number. The first conversation covers your site and what you want the backyard to do, and the real number gets built from there, starting with a free design site visit.
Do I need financing to build a custom pool?
Most Atlantis clients do not use financing, and it is never something we raise unless you ask. For homeowners who want it, Atlantis works with an approved vendor, Lyon Financial, and can point you there during the contract phase. It is rarely needed and never proactively pitched.
What actually moves the cost of a custom pool, beyond the site?
Four things move the number every time: the site itself (grade, soil, access, drainage), the structure and finish you choose, how much outdoor living you build around the water, and whether the whole backyard becomes one connected environment or a pool with separate pieces added later.
Does building the pool and the rest of the backyard together cost less than adding pieces later?
Often yes, and it usually produces a better result too. A pool designed alongside a pavilion, kitchen, and stonework by one team tends to cost less overall than the same pieces bought separately from different contractors on different timelines, because the design accounts for all of it from the start instead of retrofitting each addition around what already exists.
Is a pool renovation cheaper than building new?
Not necessarily. Depending on the scope of work needed, a serious renovation can approach the cost of new construction. Renovation is real construction scope, not a quick or inexpensive refresh, and the honest answer depends entirely on the condition of what's already there.
Does a vanishing edge or perimeter-overflow spa cost more than a standard feature?
Yes, for a vanishing edge. The catch basin, the added pump and plumbing, and the precision required in the wall construction all add cost beyond a standard pool edge. A perimeter-overflow spa carries a related cost question that is not yet confirmed.
Does a linear modern pool cost more than a freeform pool?
Not inherently. Cost is driven more by size, depth, features (a vanishing edge, a raised spa, an automatic cover), and site conditions than by whether the shape is linear or freeform.
Process & site analysis
Atlantis builds a custom pool the same way every time: a phone call, a free site visit Kelly runs herself, a custom design, a look at real finished projects, a contract, permitting, twelve to fourteen weeks of construction, and an exit meeting. This section walks through what actually happens at each stage.
Does the first visit cost anything?
No. The first site visit is free, and Kelly runs it herself. You are not charged until you sign a contract with real pricing, and that pricing comes after the custom design meeting, not on the first call or the first visit to your property.
Who actually comes out for the design site visit, and what do they do?
Kelly comes to your property in person for a free design site visit. She measures elevations, checks setbacks, and studies how a pool actually fits your land. Nothing is handed over in writing at this visit. What she finds becomes the design you see at the follow-up meeting.
Do I get a written assessment or report after the first site visit?
Not at the first visit. Kelly studies your property and gathers what she needs. The custom design and the detailed proposal, with real pricing, come at the follow-up design meeting seven to ten days later, once there is something specific to show you.
How long does the whole process take, from first call to finished pool?
From the first phone call to the exit meeting, most projects run several months, with construction itself taking twelve to fourteen weeks. Design, contract, and permitting happen before that window starts, and HOA approval runs alongside permitting instead of adding time after it.
How long does construction actually take?
Twelve to fourteen weeks, start to finish, for a custom Atlantis build. That window covers excavation through decking and hardscape. Weather, site conditions, and the scope of your specific design are the main variables inside that range.
How long does the design phase actually take?
Most designs come together in seven to ten days after the free design site visit, working from your budget and wants. Some clients take longer on purpose, like the three-year design relationship behind the Bitting project in Acworth, when there's more to work through. The seven-to-ten-day window is the norm, not a hard limit.
What happens at the design meeting?
At the design meeting, Kelly presents your finished design alongside a detailed proposal, together, so you're seeing the design and understanding what it costs and what it takes to build at the same time. This is the first point in the process where a real proposal exists.
What if I don't like the first design?
Rework is a normal part of the process, not an exception. The design keeps going until it matches what you actually pictured, however many rounds that takes, and it happens before construction starts, not after.
Do you do site analysis before pricing, and what if another builder already looked at my lot?
Yes, always, and yes, we'd still want to walk it ourselves even if someone else already has. A price built without walking the property is a price for a generic pool, not for yours, and different builders are looking for different things. A site review done for a simpler pool doesn't always surface what matters for the kind of build Atlantis does.
What if site analysis shows my project isn't feasible as planned?
It happens, and the most useful thing we can do at that point is tell you clearly why, and what would need to change. That conversation happens before design, not after.
Who do I actually work with, Bruce or Kelly?
Kelly, the designer and project manager, runs the site visit, the design process, and the design meetings herself. Bruce, the owner, brings the construction and engineering read to the site and leads the build. You work with the same two people throughout.
Can I really see other projects before I sign anything?
Yes. Atlantis keeps a reference list of every pool it has built, and Kelly will walk finished projects with you in person. Seeing real work, in real backyards, tells you more about craftsmanship than any photo gallery, and most builders never offer it.
Will Bruce actually be on my site during construction?
Yes. Being on-site through a build is something Bruce does because he genuinely loves the work, not an occasional check-in.
What order does construction actually happen in?
Excavation, steel placement, plumbing and electrical rough-in, the shotcrete shell, the interior finish, and finally decking and hardscape. Each stage has to be completed correctly before the next one starts, which is part of why the full sequence takes 12 to 14 weeks.
How do you protect the rest of my property during construction, and what happens if something unexpected comes up mid-build?
Site protection is planned during the site-analysis phase, before construction starts, covering driveways, landscaping, and access paths equipment will use, built into the plan rather than improvised once the crews arrive. If something unexpected does come up mid-build, we tell you plainly what it is, why it came up, and what it changes, before it becomes a line on an invoice.
How many pools does Atlantis build at once?
We start roughly one new project a week, forty to fifty pools a year. Kelly and Bruce stay personally involved in every one of them, from the design intake through construction, which is what sets the pace, not the other way around.
How long is the exit meeting, and who attends?
Kelly or Bruce walks the property with you. They built the relationship from the first site visit through construction, so the same people who designed and built your pool are the ones teaching you how to run it.
What happens at the exit meeting?
Kelly or Bruce walks the finished project with you and teaches every component: the equipment pad, the automation, the lighting, everything that makes the backyard run. You leave understanding what you own, not holding a manual you have to figure out alone.
Who do you call if something goes wrong after handoff, or for routine service years later?
Kelly or Bruce anytime. The sister service company that supports Atlantis clients after the build was involved during construction, so whoever helps you already understands your specific pool, not a generic one.
Do clients ever build with Atlantis a second time?
Yes, often enough that it's a real pattern, not an exception. A second home, a renovation, or a referral to someone they know. The Chadwell project in Roswell is one example: the relationship has continued for more than ten years since the build.
How many people work at Atlantis Pools, and will I actually work with them directly?
Three in the core studio: Bruce Todd (owner, construction), Kelly Jennings (design and project management), and Juan (outdoor living and hardscape). Bruce and Kelly are personally involved in every project, with no account-management layer between you and them.
How long have Bruce and Kelly worked together?
More than twenty years, on every Atlantis project in that time.
What is Genesis School of Design, and why does it matter for my project?
An advanced pool design and construction education program that goes beyond what a state contractor's license requires. PHTA's public program description places it in structural engineering, hydraulic design, and construction standards. It is one of the few checkable signals that a builder's design and engineering judgment goes beyond code minimums.
How many people at Atlantis are Genesis trained?
Two: Bruce Todd, owner, a Genesis School of Design Associate, and Kelly Jennings, designer and project manager, a Genesis School Associate and Certified Pool Builder with multiple PHTA Design Awards.
Materials & features
Atlantis builds spas, outdoor kitchens, fire features, vanishing edges, tanning ledges, hardscapes, and pool houses as part of one integrated design, not as separate add-ons. This section covers the features buyers ask about most, plus the engineering that stands behind them.
What's the difference between gunite and shotcrete?
Both are sprayed concrete methods for building a pool shell, and the terms get used loosely in the industry.
How long is the shotcrete structure guaranteed?
For life. Every Atlantis shotcrete structure carries a lifetime structural guarantee, and the pebble finish over it is also guaranteed for life. Equipment carries a three-year Hayward warranty, and lighting carries four years.
What equipment brand does Atlantis install?
Hayward, across filtration, pumps, sanitation, and lighting, backed by a three-year Hayward warranty on the equipment itself.
Do you always bring in a geotechnical engineer?
Not every project needs outside testing or engineering. If the property or structural scope calls for it, that requirement is confirmed before the structural design is finalized.
Who actually engineers my pool, not just designs it?
Bruce, alongside Kelly where the design and structural decisions intersect. Both are Genesis-trained, and structural and hydraulic engineering is Bruce's specific discipline on every project.
What makes a pool "linear modern" instead of just rectangular?
The shape is only part of it. A linear modern pool also picks up a line from the house itself, a roofline, a wall plane, a window rhythm, and repeats the house's material palette in the coping and decking. A plain rectangle without that relationship to the architecture is just a rectangle.
Can a linear modern pool work on a sloped lot?
Yes, with more design and engineering work than a flat lot requires. The Chadwell project in Roswell shows the type can carry a vanishing edge, which depends on a grade change to work at all.
What features pair well with a linear modern pool?
A tanning shelf, a vanishing edge or perimeter-overflow spa, and geometric fire features tend to fit the look better than naturalistic boulders or a lagoon-style beach entry.
What makes a pool "freeform natural" instead of just curved?
The curve is only the surface of it. A freeform natural design also responds to what's already on the lot, mature trees, existing grade, natural stone, and uses materials (irregular coping, a natural-toned interior finish) that support the look rather than fight it.
Do I need a wooded lot for a freeform pool to make sense?
It helps, but it isn't required. What matters more is whether the site already has irregular character, mature trees, an uneven grade, existing stonework, that a straight-edged design would have to erase.
What's the difference between a vanishing edge and an infinity edge?
The terms are largely interchangeable in casual use. Both describe an edge where water spills over into a catch basin below, creating the appearance of no boundary. Some builders reserve "infinity edge" for a design that frames a distant view, but there's no strict industry-wide distinction.
Can you build a vanishing edge on a flat lot, and does it need more maintenance?
Not effectively without significant added structure. The feature depends on a real elevation change to fall toward, and even where it's built, the catch basin pump and extra plumbing mean more mechanical components to service over time than a standard pool has.
What's the difference between a raised spa and a perimeter-overflow spa, and can either be added to an existing pool?
A raised spa sits above the pool's water level, typically with a spillway feature where its water falls into the pool below. A perimeter-overflow spa spills continuously over one or more edges into a catch basin, similar in principle to a vanishing edge pool. Atlantis builds both as part of its integrated spa design.
Is renovating a pool cheaper than building a new one?
Not necessarily. Depending on the scope of work needed, a serious renovation can approach the cost of new construction. Renovation is real construction scope, not a quick or inexpensive refresh, and the honest answer depends entirely on the condition of what's already there.
How do I know if my pool needs a renovation or a full rebuild?
It comes down to the condition of the shell underneath. If the structure is sound and the problems are cosmetic or mechanical, a renovation solves it. If the structure itself has a real problem, cracking, a built-in drainage issue, a footprint that no longer fits how the family uses the space, a tear-out and new build is usually the more honest answer, even though it's the bigger project.
Can you take on a pool that another builder originally built?
Yes. Atlantis works on pools it did not originally build, and gives the same honest read either way. The clearest example is the Chadwell project in Roswell, a mid-build takeover where the honest recommendation was a tear-out and new build rather than finishing the original plan.
Permits & local rules
Every Atlantis pool goes through county permitting and Georgia's State Minimum Standard Swimming Pool Barrier Code, and most North Fulton, Cherokee, and Forsyth neighborhoods layer HOA architectural review on top. This section covers what each step actually requires, county by county where confirmed.
Does my Milton HOA need to approve my pool design before Fulton County will permit it?
In most Milton neighborhoods with an active HOA, yes, architectural review typically runs alongside the county permit process and asks for a site plan, drainage notes, fencing details, and materials.
What does a Milton HOA need to see before it approves a pool?
Most Milton neighborhoods with an HOA, including the larger equestrian and estate communities, require architectural review before a pool permit application goes to Fulton County. Expect to submit a site plan, pool layout, grading and drainage notes, fencing details, and material selections.
Does an established Alpharetta HOA like Windward or Country Club of the South require architectural approval before a pool permit, and what does Fulton County itself require?
Generally yes on the HOA side. Established Alpharetta communities typically require review of the site plan, pool layout, drainage notes, and screening before a Fulton County permit is pulled, and older associations tend to have a more defined process than a newer community. Separately, the county requires a building permit before excavation, plus electrical and, if applicable, gas permits, alongside Georgia's State Minimum Standard Swimming Pool Barrier Code.
My Milton lot slopes significantly. Does that make a pool more expensive?
Usually, yes, because a sloped lot needs retaining wall engineering, extra excavation, and a real drainage plan that a flat lot doesn't. It also often makes a vanishing edge or infinity edge possible, which a flat lot can't do without a built-up structure. The actual cost impact depends on the grade and gets scoped at the site visit, not guessed at over the phone.
Can you build an infinity edge on a rolling Milton lot, and is Georgia clay a problem?
A rolling lot can make an infinity edge possible, but the structure and drainage have to respond to the actual grade and soil conditions. Any outside testing or engineering the property requires is confirmed before the structural design is finalized.
How long does a custom pool project take in Milton, from first call to first swim?
Construction runs twelve to fourteen weeks once permits and HOA approval are in hand. The custom design takes seven to ten days after the free site visit, and county permitting plus HOA review add more time before ground breaks, which is why a fall or early-winter start is the realistic path to swimming by early summer.
My lot has mature trees. Does that limit where the pool can go?
Sometimes, and sometimes it decides the design in a good way. Root systems and shade patterns from established hardwoods get mapped during the first site visit, before anything is drawn. A tree worth saving can shift the pool's footprint, but a mature canopy also gives an established backyard privacy and shade a new-construction lot won't have for another twenty years.
My existing pool was built in the 1990s or 2000s. Should I renovate it or replace it?
It depends on the shell and the site, not the age alone. A structurally sound shell in a location that still fits how the family uses the yard is often a strong renovation candidate. A pool with real structural issues, an undersized footprint, or a location that never worked is usually better replaced. The call gets made after a site visit, not a phone estimate.
How long does the whole process take in Alpharetta, from first call to swimming?
Design runs about 7 to 10 days from the site visit to the follow-up meeting where Atlantis presents the custom design. Construction runs 12 to 14 weeks once permitting clears. Fulton County permitting and HOA architectural review where one applies add time on top of that and vary by community and submission, so it's worth planning for that stretch early rather than after the design is final.
Where can a pool actually go on my property?
We start with your recorded survey and plat, then verify the boundaries on-site and map every setback, easement, and deed restriction that affects where a pool and its equipment can legally sit. Setback rules vary by county, and they change, so we verify against current code, not the code in effect when the house was built.
What's already underground, and what has to be worked around before construction?
Known utility and easement information is considered during planning. Required utility locating and any other underground constraints are confirmed before excavation begins.
Which trees stay, and how do you protect them during construction?
Trees near the proposed pool footprint are considered during layout. Preservation, removal, and any specialist requirements are confirmed against the rules and conditions that apply to the property.
What is a Genesis School of Design credential, and does Georgia require it to build a pool?
No, Georgia does not require it. Georgia requires a state contractor's license, which Atlantis also holds (GA license LC2006025769). Genesis training is voluntary, advanced pool design education that goes beyond the license requirement, covering structural engineering, hydraulic design, and construction standards.
How do I verify a pool builder's Genesis or PHTA credential myself?
Search the builder's name directly in the public registry at genesis.phta.org. Do this before you hire anyone, including Atlantis.
Maintenance & ownership
Atlantis backs every pool with a lifetime warranty on the shotcrete structure and pebble finish, three years on Hayward equipment, four years on lights, and one year on workmanship, plus a full month of included service after fill. This section covers what ownership actually looks like in year one and year ten.
Is there a warranty on the pool itself?
Yes. The shotcrete structure and the pebble finish carry a lifetime guarantee. Equipment is covered three years, lights four years, and workmanship one year, and your first month of service, including chemical balancing, is already included before you even have to ask for it.
Do you provide the warranty information in writing?
Yes, the coverage terms are documented and walked through with you in person so nothing is a surprise later.
Is chemical balancing included after the pool is filled?
Yes, the first month of service, including chemical balancing, is included after fill. That's the window when a new pebble finish needs the closest attention, and Atlantis handles it while you get comfortable with the system.
What does pool service cost over ten years, and is any of it included?
Long-term cost depends on the equipment, usage, and local water conditions, so a single number would be misleading. What's fixed regardless of those variables is the warranty stack (lifetime on the structure and finish, three years on Hayward equipment, four years on lights, one year on workmanship) plus the first month after fill, which is included.
Do you still stand behind a pool you built ten years ago?
Yes. The reference list Kelly maintains covers every pool Atlantis has built, and she'll point a prospective client to one years into ownership as proof the work holds up, not just the day it's finished.
Design & types
Atlantis designs freeform, natural, vanishing edge, linear, and modern pools, plus the spas, pavilions, kitchens, and fire features that build out the whole backyard. This section covers how the design process actually works and how to know which type fits your home and lot.
How does a design go from conversation to construction-ready?
An Atlantis design moves through four steps: a phone conversation about budget and wants, a free on-site design visit with Kelly, seven to ten days of design work, and a design meeting where the finished design and a detailed proposal are presented together. Rework continues from there until the design is right.
What happens on the first call?
The first phone conversation covers your budget, what you want the space to do, and the basic shape of your property, so Kelly can walk into the design site visit already understanding what you're building toward, before either of you has seen the actual yard together in person.
Can I see a finished Atlantis pool in person before I commit to a design?
Yes. Atlantis keeps a reference list of every pool the company has ever built. As your design takes shape, you can ask to visit a past project similar to what you're building, and someone from the team will come along.
What did three years of design look like on the Bitting project?
Thu and Kyle worked with Atlantis on the Bitting project in Acworth for three years of design before construction began, described as a detail-obsessed collaboration. It's the clearest evidence on record of what the design process can do when a client wants to take the time to get every detail right.
What did the elevation tell you before you designed the Batchelor pool?
On the Batchelor property in Roswell, the lot's elevation change was the first thing site analysis had to solve, before the pool, the pavilion, or the outdoor kitchen could be designed. What the land gave us shaped a full-environment build: an oversized pool with an automatic cover, a pool house pavilion, a fireplace, an outdoor kitchen, and a fire pit, all sited to work with the grade instead of against it.
Are the projects on the Atlantis website real, and why do some get a full story while others are just a name and neighborhood?
Every project shown is a real Atlantis build, named for the family whose backyard it is, never a stock image or a composite gallery. Each homeowner decides separately whether to share their story publicly. The projects with full write-ups have given permission to use their name and tell the build in detail. The rest are real projects waiting on new photos or a confirmed permission, listed honestly rather than filled in with invented detail.
How do I find the pool type I actually want?
Start from the six type collections: linear and modern, freeform and natural, vanishing edge, renovations, spas, or outdoor living. Each one gathers the real projects that fit it and explains what that type demands of a site.
How do I know if my house calls for linear modern instead of freeform?
Look at the architecture first. A contemporary or transitional home with clean rooflines and a restrained material palette usually points toward linear modern. A wooded lot or a traditional home with more texture and softness usually points toward freeform natural. Bring the question to your site visit and Kelly will walk through it with you directly.
Who actually designs my pool?
Kelly Jennings, Atlantis's Designer and Project Manager, runs the design process from the first conversation through the design meeting. She is a Genesis School Associate and a Certified Pool Builder with multiple PHTA Design Awards, and has worked in pool and outdoor living design for over twenty-two years.
Does the design include materials and finishes, or is that handled separately?
Materials and finish selection happen as part of the same design pass, not as a separate step added on later. By the design meeting, the finishes are part of the design you're seeing, not a decision left for after construction starts.
Can I see a real Atlantis project with an integrated spa?
Yes. The Batchelor project in Roswell carries a raised spa that spills toward the pool, built into an oversized linear pool as part of a full outdoor environment.
Does Atlantis build the whole backyard, or just the pool?
Atlantis builds custom pools, custom spas integrated into the pool design, and full outdoor living, including kitchens, fire features, pavilions, pergolas, stonework, decking, and retaining walls, designed and built by one team from the first site visit to final fill. The full feature list includes freeform, natural, vanishing edge, linear, and modern pools, plus fire pits, fireplaces, fire bowls, slides, tanning ledges, lounging shelves, and pool houses.
Does Atlantis build in my neighborhood?
Atlantis's service area covers Alpharetta, Milton, Johns Creek, Sandy Springs, Cumming, Dunwoody, Roswell, Acworth, Marietta, Cobb County, Cherokee County, Gwinnett County, Ball Ground, Canton, Woodstock, Buford, Duluth, Suwanee, and the City of Atlanta.
