Thinking about updating your Druid Hills home and unsure where to start with approvals? If your project touches the exterior, you may need a Certificate of Appropriateness, also called a COA. Navigating that process early can save time, protect your home’s value, and keep your plans on track. In this guide, you’ll learn when a COA is required in the DeKalb County portion of Druid Hills, how the review works, what to submit, and practical tips to streamline approval. Let’s dive in.
What a COA is in Druid Hills
A Certificate of Appropriateness is the local approval that confirms your proposed exterior changes are appropriate for the historic district. It is grounded in DeKalb County’s historic preservation ordinance. The Druid Hills Historic District is nationally significant, but national listing alone does not create local review. Local COA rules apply only if your property lies inside DeKalb County’s locally designated historic district boundaries.
A COA is separate from building permits, zoning variances, and stormwater approvals. In most cases, you must secure the COA before a related building permit will be issued.
Verify jurisdiction first
Druid Hills spans multiple jurisdictions. Properties in the DeKalb County portion follow DeKalb’s Historic Preservation Commission process. Properties inside the City of Atlanta follow the city’s different process. Confirm which side your parcel is on and whether it sits within the local historic overlay. This is the first and most important step.
Do you need a COA?
Most exterior work visible from a public right of way in DeKalb’s Druid Hills district requires COA review. Common examples include:
- Demolition, either partial or full, of a primary building or significant accessory structure.
- Additions or expansions to a historic home.
- New construction, including a new house, garage, or major outbuilding.
- Changes to primary exterior materials, such as siding, brick repointing, or stucco treatment.
- Replacement or alteration of windows and doors, especially original openings.
- Roofing changes if materials or visible details differ from historic character.
- Alterations to porches, stoops, and other character-defining features.
- Front yard and site changes visible from the street, including fences, walls, significant landscape features, driveways, and new curb cuts.
- Exterior lighting or signage.
Some items may be less regulated, such as interior work or true in-kind repairs, but you should still check with staff. Many simple, in-kind projects can be handled administratively.
What reviewers look for
Reviewers rely on DeKalb’s local design guidelines and the Secretary of the Interior’s Standards for Rehabilitation. In practice, they look for:
- Retention of character-defining features such as original windows, porches, and trim.
- Minimal impact on historic fabric, with like-for-like replacement when needed.
- New work that is compatible and subordinate in scale, massing, height, roof form, and placement on the lot.
- Clear differentiation so the original house remains legible when additions are made.
- Reversible changes when possible.
- Respect for the Olmsted landscape elements, including stone walls, berms, mature street trees, and the historic relationship of house to yard.
The COA process step by step
Here is how the process typically works in DeKalb’s Druid Hills district:
- Pre-application consultation
- Meet informally with preservation staff to review your concept. This helps you learn what materials to submit and whether your project may qualify for administrative approval.
- Formal application
- Submit the application form, fee, drawings, photographs, and material information as required. A complete, well-organized package speeds review.
- Staff review or administrative approval
- Minor, in-kind, or clearly compliant projects may be approved by staff without a public hearing.
- Public notice and Historic Preservation Commission hearing
- Major projects such as demolition, new construction, or substantial additions go to the HPC. Staff prepares a report, public notice may occur, neighbors can comment, and the commission takes action in a public meeting.
- Decision and conditions
- Decisions are approved, approved with conditions, or denied. Conditions often specify materials, dimensions, or preservation of certain features.
- Appeals and next steps
- If needed, you can appeal according to the local ordinance process. After COA approval, secure building permits and proceed. Inspections will verify compliance with COA conditions.
Timelines to expect
Every project is different, so build in cushion time. Typical windows include:
- Administrative review for simple in-kind work: 2 to 6 weeks from submission to decision is a reasonable planning window.
- Full HPC review for major work: 6 to 12 or more weeks, including staff report preparation, notice, and hearing. Complex or controversial projects can take several months.
- Demolition or sensitive projects: plan for 3 to 6 months due to added documentation and potential appeals.
If you plan improvements tied to a sale, start COA conversations early so approvals align with your listing timeline.
What to submit for faster approvals
A thorough, clear package is the surest way to a smooth review. Plan to include:
- Completed application form and fee.
- Current photographs that show the whole property, street context, and close-ups of work areas.
- Scaled site plan with property lines, buildings, proposed changes, driveway and walkways, walls, trees to remain and trees to be removed, and setbacks.
- Existing and proposed elevations with rooflines, windows, doors, porches, materials, and key dimensions.
- Floor plans if the footprint or access changes.
- Product and material information, such as cut sheets, samples, paint chips, shingle photos, trim profiles, and window specifications with muntin patterns and frame widths.
- Construction details for special features, like porch columns, railings, and cornice details.
- Landscape plan if walls, fences, driveways, or significant plantings are affected.
Helpful extras that strengthen your case:
- Historic documentation or measured drawings of existing conditions.
- Comparable examples within Druid Hills to illustrate compatibility.
- A short design narrative that explains how your proposal meets local guidelines and the Secretary’s Standards.
- Contractor or architect contacts with historic property experience.
- Stormwater or impervious surface calculations if the site plan changes.
Presentation tips:
- Show clear “existing” and “proposed” drawings in the same style so differences are obvious.
- For windows and doors, include sections and profiles for depth, sills, and muntins.
- Provide real material samples when possible. Brochures alone can be weak evidence.
- For additions or new construction, include models or photo montages that show street views.
Common conditions and enforcement
Approval often comes with conditions. You may be required to use a specific product line, adjust dimensions, retain a feature, plant replacement trees, or document existing conditions before removal. For demolition, mitigation such as archival documentation or marketing for alternatives may be required.
Starting exterior work without a COA where one is required can trigger stop-work orders, fines, or orders to restore altered features. Keep documentation on hand and follow the conditions closely.
Smart strategies for sellers and new owners
- Confirm jurisdiction early. Know whether your property is within DeKalb’s local historic overlay or elsewhere.
- Book a pre-application meeting. It is a small time investment that prevents missteps later.
- Align COA and listing timelines. Administrative items can take weeks and major projects can take months. Build this into your sale plan.
- Prioritize high-impact, low-risk updates. Repair porches, refresh historically appropriate paint, tidy landscaping, and handle roof repairs with compatible materials.
- Hire preservation-minded pros. Architects and contractors who know historic homes can prepare the documentation reviewers expect.
- Document everything. Before photos, product data sheets, and staff correspondence help if questions arise during inspections.
- Do not start work until both the COA and required building permits are issued.
How Molly supports your COA-ready plan
If you are renovating before listing or planning updates right after purchase, you want a smooth, predictable path. With deep Druid Hills expertise and a renovation-enabled listing process, Molly helps you sequence work, set realistic timelines, and present a project that respects the neighborhood’s character. That leads to stronger buyer confidence and better market outcomes.
Ready to talk strategy for your Druid Hills home? Connect with Molly Carter Gaines to align your COA plan with your goals and timeline.
FAQs
What is a Certificate of Appropriateness in Druid Hills?
- It is the local approval required for certain exterior changes in the DeKalb County portion of Druid Hills to ensure work is appropriate for the historic district.
Who reviews COA applications for DeKalb’s Druid Hills?
- DeKalb County’s Historic Preservation Commission and Planning staff administer the process for properties within the county’s locally designated historic district.
How long does the Druid Hills COA process take?
- Simple administrative reviews often take 2 to 6 weeks, while major projects that go to the Historic Preservation Commission commonly take 6 to 12 or more weeks.
Do window replacements in Druid Hills require a COA?
- Yes if visible from a public way, especially when altering original openings or changing profiles and materials that define the home’s character.
Are paint color changes regulated in Druid Hills?
- Many ordinances do not regulate paint color unless it obscures historic material or is specifically restricted, so confirm requirements with DeKalb staff.
Can I start construction before getting my COA in DeKalb?
- No, you should not start exterior work that requires a COA until approval is issued, and you must also secure any required building permits before construction.
