It's OK to use a few Andersen 200 series windows but I would try to get at least the 400 series Tilt Wash for the rest of the house. I don't know where you live but in a cold climate you need 2x6 studs just to meet the energy code. If you dropped the entire porch roof structure another 4" from what I originally recommended and the bottom of the truss overhang is high enough for the trim boards everything should work. The only way to know is to draw a wall section very carefully. I could do that if I knew the truss support and roof eave detail. Trusses save money and many houses discussed on this forum have used them but I have never used them nor have I seen them used for a single-family house; it's a multi-family developer technique in the northeast perhaps because attic space is of such great value.

This is all over the place ghesssssssssss Let me get this straight, second story deck with a roof,like a torch down modified, stringers laying on the roof,decking fastened to the stringers. How am I doing so far. Dont use hardy plank or alum decking. There is no web site that will solve your problems. J.

I appreciate the reponses.... to basically address what Molly said, no I don't have a professional appraisal yet. I am basing it on market prices I've seen in my town. Currently besides one bank owned property the lowest house listed is at 395K. and the house next to me, which is small too, but differnet in a number of ways just sold for 380. I guess my point is I know I'm below these by some but I'm really at the floor of my area so I don't think my values are too far off. As far as the 450-550, right now i'm a 2/1 and would change to a 4/3. Pretty much all the decent looking 3-4 br colonials in the area are 500-700 listing. Assuming things are moving at all, I would think I'd at least get 450K as a final appraisal. Just as an FYI after buying the house, we did put 40K into remodeling the kitchen, current bath and rewiring/replumbing the house. This has helped "increase" the value somewhat. At the height I would have expected $410-$425 for my house. I don't like the idea of the expendature now either, however there is a reason. As of now as a 2br/1bath, if we do have kids, it will be tight. However the driving force as to why do it now, is that our roof is failing. It requires a complete rip off and replace of 2 layers of asphalt and one of ceder and completely plywooding the roof. Cost to do it from 2 companies so far os $11-12K. So the thought is it will cost 10%-15% of the cost to do the dormer to do the roof. We've been talking about doing the dormer since we bought the place. Lets just do it. Right now I feel we're undervalued for the size due to the number of bedrooms. 2/1s are not popular, and we're actually decent sized and a great layout, but it is holding the value of the home back which is why I feel that we can recoop most of the construction costs if we sell. I would just insulate and do the roof and trade up in a year or 3, but closing costs are terribly expensive on Long Island. My closing costs to purchase were 15K, throw on another 15K-20K for the RE to sell this one, and we're 1/3 of the way to putting a topper on mine. We still may just do the roof, I just want to know my options.

Well, here's my thoughts on your situation, from the viewpoint of a BB'er who broke her leg and wasn't able to get up/down stairs to the master suite for 4 MONTHS (at least the sofa was comfortable to sleep on, LOL): If you can't get a level-in MB suite on the main level, and it sounds like you can't, don't do it. We had a mere four steps to our front door, and had to build a ramp for me to manage getting in and out (first I used a wheelchair, then a walker, then a removable "boot" cast). Plus, you've moved an awful lot in your past, and already have a 4bd 2ba house. Remodeling in a poor or even average market means your chances of recouping remodeling costs when you do sell, are not great. I would recommend you do what works best for you, keeping the design and finish consistent with the rest of the house, and adhere to a strict budget. This sounds like putting the master suite upstairs would work best in your situation.