skip to main content

anything to consider before replacing roof..move ac ducts, etc?

11 years ago

Argh! I dont know if I think too much or not enough!

I bought a mcm home 2.5 yrs. ago. I have been slowly remodeling it as my budget allows. One thing that has bothered me is the roof. It was raised and a fascia board was placed to hide the gap. I hate it. I am having the old roof torn off and a new foam one put on back to the original level on Wed. with no fascia boards. The ext. will then be re-stuccoed.

Well, now I am thinking long term value for this house. The homes in the neighborhood are going up in value, with some for sale for millions.

The architect is a locally famous architect - Al Beadle. The home next door to me is one of his designs and cannot be torn down.

The ceilings are 8 ft. tall sometimes going down to 7 ft. to allow ductwork to go through. I cant raise the ceilings without affecting the architecture and incurring significant cost. Can the ductwork be buried in the new roof? Is this very expensive? Is this something I need to settle before they start the roof? Or is this a simple fix if run on top of the roof? I belive there is about 8 inches of space to run things above the ceiling. Do you think the lowered ceilings are that big of a deal? They are in the laundry room, side hallway, master hallway to closets and dr/lr/kitchen as below. The walls are almost all floor to ceiling glass, so with the light you dont really notice the low ceilings.

I am so confused and worried I scheduled the roof job without thinking things through. Is there anything else I should consider?

Low ceiling in kitchen/dining room:

fascia board being removed:

Sort by:Oldest

Comments (7)

energy_rater_la
11 years ago
wow! no way EVER would I take ducts out
of living space and put them in the attic.
ever.
even with a foamed roofline.

I have a 25% savings evey month from
ductwork being inside living space
in a small house.

it is very unusual for arch/designers
to understand the importance of designing
this way.
it would be the one thing I'd leave alone.

what does the roof look like?
can't tell from pics.

IMO...I'd keep it for what it is a
Beadle treasure. doesn't get better than
a master builder turned architect.
he has done some great stuff.
not just in my opinion.

best of luck.
Fori
11 years ago
Those big soffits with the ductwork are a great feature. It's not "low ceiling areas". It's architectural coolness and I think the kitchen would somehow be less good without them. Now, I can see losing them in a bedroom or something, but in the photos you've shown, they are a good thing!
Related Discussions
Help with Bryant options to replace ac/heating system
Q
Comments (17)
Let me chime in here... If you are getting Bryant or Carrier equipment, you should definitely get the Evolution/Infinity control. It's the main thing that separates Bryant/Carrier from the other brands. Yes, you can install it yourself, but your equipment has to support it to get the "most" out of the system. The 315 furnace supports it and the 165 condenser supports it... but the 313 and 126 do not. I also do like the dual-stage compressor of the 126, but to get that in an Evolution controllable condenser, you need to get the 167. Thus, I would try to get both vendors to change their quotes to a 315 furnace, 167 condenser, and definitely a Bryant "tinned" coil and see if it's worth it to you. You would then have a two stage a/c with superior humidity control along with variable speed furnace. To give you a better idea of what Evolution control does, it actually communicates with the equipment instead of a dumb thermostat saying turn on or off. The Evolution will detect your equipment like a PC detects added components, give you the model and serial numbers of the units, analyzes cfm of air flow capable through your ducts, logs faults and issues in equipment, refrigerant levels, etc. One last thing, did you ever consider a heat pump instead of a straight a/c unit? Price shouldn't be too much more and it will give you even more heating flexibility.
...See More
Replace AC coil versus replace AC unit
Q
Comments (6)
I don't know what kind of service tech you have but I would look for somebody who doesn't wear a mask. The first time he charged you for the freon anybody worth his salt would have taken a leak test. To take a test now he must again put freon in and then actually use his equiptment. For 250.00 labor he could put a new coil in. I'm assuming you have a furnace with an A-COIL in the top with access to it. To replace the coil he has to gain access to it by removing the panel, then remove the lines and remove the coil and install a new one, repace the freon and the test his work for leaks anyway. Unless it's an unusual job it should take about 2hrs. with a nap. As far as 1500.00 ask the guy if your paying for his addition on his house. Seriously, I would look for another opinion before dealing with this guy. Even if you end up getting another evaporator you don't have to change your condenser.(outside unit). The 500.00 review price is just about what you should be looking for. Good Luck.
...See More
Looking to Replace A/C
Q
Comments (4)
Prior to this year, was the AC able to maintain a temperature below 80 degrees? If you are having to refill refrigerant twice a year you have a serious leak problem and the AC has no chance to properly cool the house. Based on your description the first guy did not do a load calculation and does not seem to be addressing anything about correct equipment or duct sizing. The second guy appears to be more thorough. He may be doing a Manual J calculation back at this office and creating a formal quote with the details of what he proposes for equipment and duct improvements. This is typically what you see with a good HVAC contractor. I would expect the price of the second guy to be higher than the first because he is going to do more work for you. Post the summary of the quote when you get it. In the mean time you may want to get a third quote so you have another opinion of what you need.
...See More
A/C Help: Replacing System
Q
Comments (19)
Yeah I'm high and dry thankfully, the roads are a mess up here so traffic delays will likely be a nightmare for a few weeks if it can stop raining more a while to let us dry out. I think part of the problem you're getting is the manufacturer dealer you are using. You see Trane and American Standard are mostly one in the same. They force contractors that use them to exclusivity deals meaning they can't offer other options that are made by other manufacturer's. If they went behind Trane / American Standard and offered these solutions they would probably get chopped off at the knees. The other part may be that they pre-purchased equipment to get better pricing and they have a lot of that equipment in stock from the past year. That is about the only rhyme or reason why I think they are probably telling you these things, because they are totally inaccurate. Certainly any 5 ton system SEER rating will diminish when it is operating in 2nd stage, but in terms of running in 2nd stage usually this will only be in the hours of heavy loads. Typically between 3pm and 6pm. Certainly if we get a heat wave it may run more in 2nd stage during longer spans than those times above. You can easily prove this to yourself when you watch the weather forecast on TV. Pay attention to the highs and lows of the day. Notice that lows are over night (usually) and the highs aren't hit until around 3pm-4pm usually. Well if the average low in summer is around 70 degrees there is far less load on the home than the high of 95 degrees or more. In other words a two speed AC system will most likely run in first stage for hours outside the 3pm to 6pm window. Which means 1/8 of the day it runs in 2nd stage... unless a heat wave or you're cranking settings etc. The flip side is that because the system has 2 stages it runs longer in 1st stage... during all this time it is removing humidity. Lower the humidity and you feel much more comfortable. When deciding make sure the system is a 2 stage with a 2 stage thermostat minimum. SEER ratings are tricky because you could have a 17 SEER single speed air conditioner. The single speeds are the ones not worth it because you don't get the dehumidify punch from those... they are either on or off. Realize it's not only just about efficiency it's also about comfort.
...See More
rockybird
Original Author
11 years ago
Thank you guys! They are only in a part of one back bedroom, and pretty minimal. The rest of the low ceilings are in areas that are inconsequential - side entryhallway, hallway between two walk-in closets at master bedroom, between a guest bath and the door. Now that I think about it, Beadle put sky lights in all these areas, maybe to minimize the lower ceilings there?

I am so scared that as I slowly progress through this remodel, I will make a mistake.

My stepmo. suggested raising the roof, but I am pretty certain that would hurt the architectural integrity of the house. I do not mind the ceiling height and with all the glass and light, it is not noticeable. I just dont want to think about something later that I should have done before the roof was replaced.

Is there anything I might be missing???

It is an asphalt roof currently. Below are pics of what the previous owners did. The layers of fascia board will be removed. I am replacing all the wood on the ext. walls ("Beadle board" - pics 2,3) with new sealed and sanded redwood (will retain Beadle board style) and re-stuccoing with smooth finish. Of course, the red rock will stay. The old roof-line was at the bottom of the fascia board (see black/white pic of house in 1958).

Thank you so much for your replies. I do feel better about the ductwork.
rockybird
Original Author
11 years ago
I just thought of something - they are gutting the roof to the original plywood deck. Can insulation be added under there?
energy_rater_la
11 years ago
I'm not going to gush about your house,
although I am inclined to.
It is a classic of its time.
I'm a bit jealous!

seeing so many houses, that are so overdone,
I often have to really look hard for some one
thing to compliment the homeowner on.
not so with your place.

changing the roofline would ruin the look of
the house. as long as it is in good shape
(have it inspected), leave it alone.
if it has to be replaced look at some of
the rubberized roofing materials.
one piece, long life.

are those floors terrazzo?
if you'd like to post more pictures...
I'll force myself to look (LOL!)

great house. great.
modern architects & designers could take
a page from Beadles book on designing
ducts inside the conditioned space.
that is where so very much efficiency is lost.
kudos to Beadle!
flow form & function all for saving $$ for hvac.
damn! well done.

best of luck.
(oops...may have gushed a little)
energy_rater_la
11 years ago
when are they doing this?

the answer is that depends upon
what insulation is already under the decking.

why not have them take up a piece so that
you will know how it is insulated?

other wise it is just a guess based on what
was used at time of construction.
I'd think it is probably rockwool.
which is a good insulating material.

what are they replacing the roofing
material with?

best of luck.
rockybird
Original Author
11 years ago
Thank you so much for your comments, energy rater la! I do feel better reading your comments.

The roof will be done on Wed. It will be foam. I think for all the demo and new roof with 10 yr. warranty, I got a fair price. A membrane roof was 50k - too much. :(

The floor is a concrete overlay.

LOL! Below are more pics, please excuse the mess - it's still a work in progress! The house has 5 bedroom and 4 full baths. I have only remodeled 2 of the baths. Apparently, the house was abandoned for many years. When I first looked at it, it was in such disrepair that the realtor and I laughed and walked out. But home after home that we looked at, did not even compare to the lines of this home. The previous owners had done some terrible things - dropped ceilings in the kitchen and built a wall between it and the dining room. They knocked down most of the block and wrapped what was left in stucco and chicken wire. Nothing worked and so I had to redo the electrical, ac, drywall, etc. Luckily, we found old plans on the electrical, hvac, etc.

new shower

den:

Glass fence to keep views of city:

Thank you for your comments! :)

Related Stories

LIFE 7 Things to Do Before You Move Into a New House

By Bud Dietrich, AIA

Get life in a new house off to a great start with fresh paint and switch plates, new locks, a deep cleaning — and something on those windows

MOVING Home-Buying Checklist: 20 Things to Consider Beyond the Inspection

By Laura Gaskill

Quality of life is just as important as construction quality. Learn what to look for at open houses to ensure comfort in your new home

REMODELING GUIDES What to Consider Before Starting Construction

By Incite Design

Reduce building hassles by learning how to vet general contractors and compare bids

BATHROOM DESIGN 10 Things to Consider Before Remodeling Your Bathroom

By Affecting Spaces Design Studio

A designer shares her tips for your bathroom renovation

REMODELING GUIDES The Benefits of Building Out — and What to Consider Before You Add On

By Ventana Construction LLC

See how heading out instead of up or down with your addition can save money, time and hassle

GREEN BUILDING Consider a Salvaged Sink

By Becky Harris

Add character, save money and help the environment with one on-trend design move

GREAT HOME PROJECTS How to Replace or Revamp Your Garage Doors

By Laura Gaskill

Boost curb appeal and maybe even security with new garage doors. Find out cost ranges and other important details here

REMODELING GUIDES Considering a Fixer-Upper? 15 Questions to Ask First

By Sarah Phipps Design

Learn about the hidden costs and treasures of older homes to avoid budget surprises and accidentally tossing valuable features

LANDSCAPE DESIGN Is It Time to Consider Fake Grass?

By J. Peterson Garden Design

With more realistic-looking options than ever, synthetic turf can be a boon. Find the benefits and an installation how-to here

BEFORE AND AFTERS Living Area Lightened Up and Ready for Anything

By Mitchell Parker

Porcelain tile and outdoor fabrics prepare this lakeside home for the challenge of pets and kids

Sponsored

Trish Takacs Design

36 Reviews

Award Winning & Highly Skilled Kitchen & Bath Designer in Columbus

More Discussions

Floor Plan Help

1

6cm mitered quartz around farmhouse sink

13

I plan to redo my Master Bath and remove the tub.

7

Thickness of island posts

37

Under cabinet lighting allowance

2