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quote" I have made some calls and am getting prices of 15K and up for adding a roof that is tied into our tiled roof. Can anyone help me with some other ideas on how we can add the roof for less? "quote Your home is at best a 4 pitch, your tile roofing is very heavy, and if your getting a bid for 15k from a reputable contractor, I'd say "Jump on it right now". The shed valley required for this will have minimum pitch and you would be best served by having a pro do the work. These tiles will take a lesser pitch. quote" My husband is very handy but is not comfortable about adding the roof himself. (He has built 2 boats, gutted and renovated a kitchen, turned a back porch into our 3rd bedroom) "quote I certainly don't want you, or your husband, to take this the wrong way. But, whatever you do, DO NOT attempt this as an owner/builder project. You'll surely regret it. You should have this improvement grafted into the existing framing and roof everything in the same roofing tiles. I just ran a spread on your project based on the picture and size and came up with a sell price of well over 15k turnkey with paint and new aluminum gutters with downspouts. My market, SE Texas is probably comparable with yours in pricing. See ya, Kelly

Yes, we plan to have a closet/utilize the space under the stairs leading up to the 2nd floor (this closet accessible via the study). No closet under the stairs that lead down into the basement currently. Can you fit a closet in this one? Only concern is this is the only real wall in the great room. Unfortunately we need all 3 spaces - formal dining (now serving as main eating area), study, and guest bedroom. I don't want books/computers/laptops/electronics in the dining room. I play the cello - need separate music space/area, so I'm combining music area (place store music books, cello, music stand) with a small desk/books located in the study. Both in-laws live out of state (as do most siblings) and for various reasons, we've had family stay with us for extended periods of time (i.e. months), so don't want to go into guest bedroom to access my computer, electronics, pay bills, etc. Live in northeast OH, so mudroom area/place for coats is essential. benjesbride - That floor plan you sent is almost identical to ours! Only difference is the right side of the house continues to come forward, ours doesn't - ours has to recede due to lot restrictions. If it helps, here's the topo (house on the pie shaped lot)

Thanks so much! The archives here have been more helpful than the whole rest of the internet honestly. The 25% or so photos that remain after the great Houzz coup are all really lovely and helpful as well. Yes, that's the "plastic ball in a box" filter for the pump that came with the house in 2012. So all things considered it's held up well! It's in almost total shade so we've never had any problems with algae, just being too lazy to skim out the leaves. It really had become its own little ecosystem by the time it finally started leaking for real, so I figure we'll give the new one a chance to do the same. I'm very eager to get some actual plants in and around there again. And we miss our toads! There are visible holes in the old lining, which is also very definitely not 45mil EPDM. The pavers are all just plunked down at random and slide in all the time, and there is visible slippage (please note the angle of poor St. Francis there; that "cascade" underneath him used to be flush with the rest of the rim of the pond). That's actually my only worry, especially being literally below sea level, is what it looks like under there and whether we'll need to worry about the structural integrity of the hole/rim itself. But we'll find out! Liner arrives today, 100lbs. Sorry, UPS guy. And I learned, probably on here, that doubling up on gloves is not at all overkill when dealing with the foam! Again many many thanks for the reassurance that at least in theory we're doing it right! I hope to have pretty pictures to share soon.