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Move the basement stairs?

7 years ago

My partner and I live in the Twin Cities area. Our home is a ranch built in 1950. We are starting to plan some renovations and would love some advice. The current kitchen setup is awkward and we'd love to open it up some more. In the current photo the highlighted wall is load bearing. Also, the current basement stair configuration takes you directly inton the utility area rather than the open area that we would like to finish (one day). Ultimately we'd like to know if the cost/return on investment is worth it. (Any ideas and advice would be appreciated!)

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User
Original Author

7 years ago

Attics to Basements, thank you! I really appreciate the thoughtful insight. I guess we'll be having a conversation about how long we intend to stay here before making any real plans.

Comments (7)

Ichabod Crane
7 years ago
It'd be considerably cheaper to reconfigure the stairs and use the same stair opening. That is, make them go the other way or turn them into landing stairs, etc. Cutting a new stair opening is going to be a lot harder in another area, particuarly if there are floor joists in the way, etc.
PRO
Joseph Corlett, LLC
7 years ago
Maybe if you sacrificed some living room...
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Maximizing resale value here is putting away the plans and moving. You are planning a very expensive remodel here that you will NEVER recoup the costs from. Which is OK if you plan to live there long term or are willing to pay for the increased livability as an expense and not an "investment". But, be very very sure you completely internalize that statement before moving forward with your plans.
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oasisowner, you could get a home that functions much better for you if you're willing to do it in phases and are willing and able to spend more $$ on the remodel. Here's how: Phase 1 Basement stairs doorway relocated to hallway (I explained how in an above post). Knock down the wall between kitchen and 3rd bedroom to create an open kitchen/DR. I did not include counter seating since the table is right there. Remove the lower half of the "windows" in the LR/hallway walls so that you have a better connection between kitchen/DR and LR. (This could wait until Phase 2, if necessary, but you'd have to add floor repair at that time, might be easier and cheaper to do it all at once.) The current DR becomes a den; no walls or doors added. Phase 2 You close off the "windows" from LR to den and create new walls for a relocated MBR, MBA and closet in its own wing of the home. Next, remove the existing MBA to create bedroom #1 with a new entry. Closets for bedrooms #1 & #2 are built between the 2 bedrooms. I'm assuming existing closet in bedroom #2 is along a wall so relocating it should create a larger bedroom. Rearranging the bedrooms and eliminating the existing MBA could wait for Phase 3. Or you could leave them as is and have a dual master bedroom home. This is a much larger undertaking but I went back to the issues you have with your home - not a large enough kitchen, unused DR, too small bedrooms - and addressed them with this plan. Doing the projects in phases will make it easier on the budget and on one's sanity. If you intend to stay put for a long time, then it might be worthwhile to pursue remodeling to gain a home that functions better for you now and in the long run, especially if your neighborhood will support these improvements.
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I need a lot more info as to why not keeping the walk out which to me is ahuge bonus in any house you will still need access tot eh basement won’t you? IMO this is big undertaking and your architect is who will tell you where the stairs can be moved to. Maybe post some pics of the space I am really not getting much feel for the space from the floor plan you show.What will happen to the existiing floor plan? That is the big question and I see things I would change with what you have but it would also be nice to have the floor plan able to enlarge so I cn see the actual measurements
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User
Original Author
7 years ago
Thanks for some feedback.

@Ichabod, that would create either a strange (unnecessary?) hallway edition into the living room (or kitchen, or there would be no closet in the 3rd bedroom. I think.

@Joseph, I don't understand.
geoffrey_b
7 years ago
It will be prohibitively expensive - and it won't increase the value. Better thing is to shop for a new home.
weedyacres
7 years ago
Your proposed change routes the basement stairs into a wall below. That doesn't seem like an improvement.

And since you're taking room out of the far end of your kitchen, you're not gaining any space, you're just re-orienting it.

I think you could open it up and get nearly the same result from removing those walls into the LR/DR.
PRO
Attics to Basements Building & Renovations, Inc.
7 years ago
As a contractor in the Twin Cities, I wouldn't say it ever increases the homes value for resale. It is quite expensive to move them and would require you to bring them up to code which if it is an older home makes the staircase longer because of the additional tread width.

The added value to moving staircases is only to you and your partner, especially if you plan on living in the home for an extended period of time. I would say that when we have moved staircases in the past the costs have been $8k to 20K depending on the finishes of each job.

You could add a landing at the base of the stairs to turn traffic one direction or the other but you must keep in mind head room codes.

In the end we always tell our clients that if you plan on staying and it would make you enjoy your home then do it if you are comfortable with the value being your enjoyment of your home.

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