What We Build
Designed for More Than It Has Been
Carriage houses have been part of Washington DC’s residential fabric for over a century. The ones that still exist are some of the most sought-after properties in the city. The ones that have been torn down or left to deteriorate are a missed opportunity on almost every block they were on.
Building a new carriage house, or restoring an existing one, gives you something most DC homeowners cannot get: independent living space on your own property without touching the main house. Homeowners use them for long-term guests, adult children who need their own door, rental income and/or for a home office that has a commute measured in steps. Sometimes the client designs the space to meet all of those requirements.
We can re-design your carriage house in the district to make it a much more functional space that is structurally sound, and has working utilities and all the modern conveniences. We work exclusively in Washington DC and understand what it takes to build on alley-access lots in this city, from the regulatory side to the design challenges that come with historic neighborhoods and tight rear properties.
How It Works
Building on an Alley Lot Is Its Own Discipline
Carriage house renovations or construction are not your typical construction project. These structures sit on alley-accessed lots and come with constraints that front-of-lot projects don’t have. Alley width affects what can be delivered and how equipment accesses the site. Height limits are often different from the main structure. Historic district guidelines frequently apply even when the carriage house itself is not historic.
Then there is the design challenge. Addressing an outer building on an alley comes with a host of hurdles that require unique solutions, including historic reviews and new utility feeds. The materials, the roofline, the window placement, all of it matters in a way that is easy to get wrong and hard to fix later.
We think through all of it before anything gets drawn:
- Alley access assessment and site logistics
- Height limits and setback requirements specific to rear lots
- Historic district design guidelines and approval process
- Structural approach for new builds and conversion projects
- Utility connection and separation for ADU classification
- Zoning verification and permit coordination
The goal is a finished structure that looks like it has always been there and works like a modern home.
Why Blue Star
The Right Team Makes All the Difference
A carriage house conversion is part historic preservation, part structural engineering, and part thoughtful design. The existing structure has to be assessed honestly, the zoning has to be verified, and the finished space has to feel intentional rather than improvised. It takes a team that understands all of it before design begins.
We are an Architect-Led Design Build firm, and on a carriage house conversion that distinction is everything. When the architect and builder are the same team, the condition of the existing structure shapes the design from the start and nothing gets lost between disciplines. Our process is built around three things: Lifestyle Driven Design, Craftsmanship with Architectural Details, and a Transparent Process.
Lifestyle Driven Design
Whether you are creating a rental unit, a guest suite, a studio, or a private workspace, the design starts with how you intend to use the space. We ask the right questions before anything gets drawn so the finished space works the way you need it to.
Craftsmanship & Quality Details
A carriage house conversion has to respect what is already there while delivering what a modern living space requires. We are deliberate about structural integrity, material choices, and the architectural details that honor the original character of the building without sacrificing comfort or function.
A Transparent Process
Carriage house conversions in DC involve zoning verification, building permits, and almost always historic preservation review given the age of these structures. We manage all of it and keep you informed at every step. You will know what your project requires, what the timeline looks like, and what drives the budget before any work begins.
Let’s Figure Out What’s Possible
If you have an alley-access lot with an old structure or unused space at the rear, it is worth a conversation about what it could actually become.
We ask questions, look at what you have, and tell you honestly what the project would involve and cost. Some properties are straightforward candidates. Others have constraints worth knowing about before you fall in love with a plan. You will leave the conversation knowing which one yours is.
Recognized by the Industry, Trusted by Our Clients
Thank you to our wonderful clients, exceptional employees, trusted partners and all those who help us produce wonderful work! We’re proud to be a multiple PRO MidAtlantic awards winner again in 2026 – 8 years in a row.
- Dream
- Design
- Build
- Enjoy
Washington DC has more alley-access properties than most cities. A lot of them have old structures back there, former carriage houses, crumbling garages, or just underused space that has been ignored for decades. Blue Star turns those into something worth having.
Welcome to the back of the house, where you’ll typically find one of two structures: a garage or a carriage house. A garage is usually a smaller, single-story structure that originally housed a buggy, and later a car, as automobiles became common. A carriage house is larger. It would have housed a horse and carriage, sometimes several neighbors’ horses and carriages at once, and often included living space built above on the second floor. Think of it as the original tiny house, or the original work-live space.
Happy Clients
Blue Star’s best trait is their attitude. Everyone is unfailing polite, even when things got hard. And when things went wrong, which I fully anticipated would happen, you guys did the right thing every single time.
When you buy from Eric and his team, you can rest assured that they will address problems your inspectors couldn’t see.
The craftsmen used were excellent. We were impressed with their work and attitude and ability to creatively work around issues. The addition seamlessly integrates into the rest of the house and it’s hard to believe that the new spaces haven’t always existed as part of the original home.
Blue Star loved the architectural and design challenges I handed them, and each time I came up with a new idea, they were driven to figure out the best way to deliver.
I was very pleased with my experience with Blue Star. The reason for the top 5-star rating is three fold- the quality of the work, the prices they obtained for materials and the design elements. I did a large renovation (kitchen, 3 bathrooms, HVAC, plus knocked down some walls) which took about 4 months.
Blue Star came in on budget and ahead of a very, very tight and critical schedule. We highly recommend them to anyone considering a renovation.