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Broadlands, Virginia
Outdoor Living Design & Build in Broadlands, Virginia
Broadlands is a 1,500-acre, Van Metre-built community that started welcoming residents in 1995 and kept growing for nearly two decades, so your backyard's soil, grading, and original drainage plan depend heavily on which section you're in. We confirm your Broadlands Association architectural requirements up front and design around your lot's actual conditions, not a generic template.
The Short Answer
Outdoor living projects in Broadlands start at $18,000 — final price depends on scope. Every project needs a Loudoun County building permit, and most also require sign-off from the Broadlands Association's Architectural Review Committee (ARC), since the community's design guidelines cover anything visible from the street or a neighboring lot. We also account for Broadlands' clay-heavy soil and the age of your specific section, from the original 1995 village near Broadlands North to newer construction like Demott & Silver, when engineering the foundation and drainage. We confirm ARC requirements for your address before we design anything, then build the patio, kitchen, and fire feature as one engineered plan, with a written, line-item quote within 24–48 hours.
- $18,000complete outdoor living projects, starting at
- One plandesigned as a whole, not a patchwork
- Permits handledcounty and HOA review sequenced for you
- 24–48hwritten, line-item quote
What's Included
Design & Build, One Cohesive Plan
- On-site design consultation & property assessment
- One plan for patio, kitchen, fire feature & lighting
- Loudoun County permit filing plus Broadlands Association ARC architectural review
- Grading & drainage engineering built for Broadlands' clay-heavy soil and lot ages spanning 1995–2014
- Same crew from first plan to final walkthrough
- Written, line-item quote within 24–48 hours
Local Knowledge
What Building In Broadlands Actually Involves
- A Van Metre Community, Built Out Over Two DecadesBroadlands began welcoming residents in 1995 and Van Metre continued building through the mid-2010s, so lot grading, soil compaction, and original drainage design vary meaningfully between the earliest sections near Broadlands North and newer sections like Demott & Silver.
- Broadlands Association Sets the Architectural RulesAny patio, kitchen, fire feature, or pergola visible from the street or a neighboring lot needs sign-off from the Broadlands Association's Architectural Review Committee, on top of the Loudoun County building permit.
- 150 Acres of Stream Valley Park Behind Many LotsBroadlands wraps around Stream Valley Park, and the community is recognized as a Certified Wildlife Habitat Community by the National Wildlife Federation — one of the first 25 communities in the nation to earn that status — so grading and drainage plans near park-adjacent lots have to respect trail and wetland buffers, not just the property line.
- Clay-Heavy Soil, Built FastMuch of Broadlands sits on slow-draining clay, and lots built quickly during peak construction years were often graded to move water off the lot fast rather than to support a heavy patio or kitchen structure later — something we test for before we design.
Why Homeowners Choose Us
Design and Build, Under One Roof
We Know the ARC Process
We prepare and submit Broadlands Association Architectural Review Committee packages alongside the Loudoun County permit so both approvals move together.
Built for Broadlands' Clay Soil
We excavate and engineer footings for the slow-draining clay common across Broadlands rather than building on top of the original builder-grade base.
Respect for Stream Valley Park
Projects near the park network are designed with buffer and drainage requirements in mind from the first sketch, not as an afterthought.
Licensed & Insured
Fully licensed and insured in Virginia, with workers' comp and general liability on every Broadlands job.
Areas We Serve
Outdoor Living Design & Build — Areas We Serve in Broadlands
We build outdoor living spaces throughout Broadlands, from the original village near Broadlands North to newer sections like Demott & Silver and Ryan Park.
What Neighbors Say
Trusted on Backyards Like Yours
“We back up to Stream Valley Park and were worried about drainage into the buffer. Lawn Theory mapped it before designing anything and the ARC approved it the first time.”
“Our lot is one of the older ones near Broadlands North, and the clay soil had been a problem for years until they re-graded and built the patio base properly.”
“We're in Demott & Silver and didn't know we needed ARC approval on top of the county permit until Lawn Theory flagged it and handled both.”
Explore More
Pairs Well With
Broadlands, Answered
Outdoor Living Design & Build FAQs
Do I need Broadlands Association approval, or just a Loudoun County permit?
Both. Broadlands Association's Architectural Review Committee reviews any patio, kitchen, fire feature, or structure visible from the street or a neighboring lot, in addition to the Loudoun County building permit. We prepare and submit both together.
My lot is near Stream Valley Park — does that limit what I can build?
It can. Lots adjacent to the park's trail and wetland buffers may have setback or grading considerations tied to the community's Certified Wildlife Habitat status. We confirm your lot's specific buffer before finalizing a design.
Our house is in one of the original sections near Broadlands North — does the older soil change your approach?
Yes. Homes built in Broadlands' earliest years, starting in 1995, often sit on lots graded to move water off quickly rather than to support new structures. We survey the actual grade and drainage path before we design anything.
We're in a newer section like Demott & Silver — is the process different?
The Loudoun County permit and Broadlands Association review still both apply, but newer sections tend to have tighter lots, so the design phase focuses more on fitting a patio, kitchen, and fire feature into a smaller footprint without it feeling cramped.
How does Broadlands' clay soil affect a patio or outdoor kitchen?
Clay-heavy soil drains slowly, so a slab set on ordinary fill will heave and crack over a few winters. We excavate and compact a proper base engineered for clay and freeze-thaw before any masonry goes in.
Can you build in a way that keeps the yard feeling connected to the trail network?
Yes. Many Broadlands homeowners want their outdoor living space to feel like it opens onto the park rather than being walled off from it. We design sightlines and plantings with that in mind where the lot allows it.
How long does a full design-build project take in Broadlands?
Timelines depend on scope, but every project follows the same sequence: survey and design, county permit and ARC submission, engineered base and drainage, then construction. We give you a specific schedule once we've seen your lot.
Ready to Build Something That Lasts?
Get Your Free Broadlands Quote
Tell us about your backyard and we'll send a written, line-item quote — usually within 24–48 hours.
Planning Outdoor Living Design Build Broadlands in this area? Confirm any permit or HOA requirements with Loudoun County before Outdoor Living Design Build Broadlands begins.
Outdoor Living Design Build Broadlands: What to Expect
When you book Outdoor Living Design Build Broadlands, every job starts with a clear, written scope -- no surprise add-ons once work begins. We show up on schedule, protect the surrounding property, and walk the finished work with you before we call it done.
Outdoor Living Design Build Broadlands from Lawn Theory means a dedicated local crew, upfront pricing, and a final walkthrough before we call the job done -- the same standard behind every Outdoor Living Design Build Broadlands project we take on.
Ready for Outdoor Living Design Build Broadlands? Call or text (703) 650-5655 for a free quote today.
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