Do talk to several GC's..you're not asking for a specific bid yet,you're asking for an estimate. They're very used to folks asking them for an estimate of project that's not shaped yet. It's normal. You kinda know the scope, but not exactly? It's fine. That's how it often is. GC s know that. Estimates will help you to establish your scope too, to some degree.

It's also useful since during every meeting(given they're good GC's) you can get advice, ideas, seeing what's possible..good builder sees the bigger picture..these meetings are usually useful too as they make things more systematic for you..then you can get more specific as the plan in your head starts shaping, and choose whom to work with.

And yes, for that kind of a project you'll need a GC, in the end of the day. Too many trades involved. They will always have draftsman(or maybe can agree to work with the one you've got?). And some of them will have a designer on the roll as well

(ours didn't, that was hard. kinda put me in this position of a designer. Nice when for a couple months; pain when for a couple years..))

PS wonderful family, beautiful house..:) Good luck!

aprilneverends- Thank you for the advice and the wonderful comments. I need all the advice and, possibly, more importantly, the encouragement I can get.

Without a location, or actual plans, the best you are going to get is a WAG of 300-900K. Solar is not worth doing. The up front costs never achieve payback. An addition may be worth doing depending on how much square feet you are adding. The first 5 feet cost the first 100K, then the next only cost you 50K. Remodels are all about the difficulty of blending old and new. Which is why they cost more per square foot than new construction.

First, get an architect, not a draftsman. They are very different skills.. Then in conjunction with that , find a reputable contractor to estimate the design, keep you on track. . Start over again with a new interior designer. Your best result will come from having ALL three talents on board, working in synergy.....with you.

Tip? A very good interior designer will have the best of both on speed dial..........: )

"expanding two exterior walls" is where it gets tricky, because no one is really sure what you mean by this. Alterations to the home's basic structure and layout do require an architect if you want the most knowledgeable and experienced person to help you figure out the problems with the roof lines, setbacks, foundation, and all of the other issues that intersect here. It's not a job for a draftsman.

Working with a designer gets you better integration of all of the projects together, and better referrals for the people to do them as well. A good ID has done many projects like you propose, and even lived through it. They know the "gotchas".

You just haven't found the right professional assistance yet! Keep looking. You can find the right person.

Thank you to everyone who has responded to my vague query. Here is a proposed plan for expanding the kitchen and nook. The red line represents the existing walls. The draftsman was a recommendation from a contractor, a friend, who I had hoped to use. I realize that an architect would have been and will probably be the way I should proceed. In the meantime, I used the contractor friend to do some work on a balcony coming off the master bedroom upstairs. Prior to the work, which was in desperate need of being done, I never had any leaks. After the work, I had leaking into the family room and need to replace ceiling drywall. Clearly, I've already made a lot of mistakes and my desire to try and manage costs will probably end up costing me more, financially and emotionally, in the long run.

This feels like a six-figure list, but hard to say much beyond that to price.

Don't understand Sophie's dismissal of solar -- ours has a 10-year payback estimate, and that's before we sell any credits. It's great to have zero heating costs at some times of the year, to feel like we're decreasing our environmental footprint, and to hope someday to run our car off the system too.

For your project, agree with aprilneverends about just getting some contractors to walk through it with you. It will clarify some things (probably none of them have solar connections, or you'll find out there are zoning issues, or whatev.), it will give you some numbers, and they may have advice about how to think about the projects in the sense of logistics (can you live there, etc) that will help you plan and even assess your enthusiasm. For sure, I wouldn't sweat a designer yet, although you will probably want a kitchen specialist to help you get the most from your enlarged kitchen space.

Are there some parts of this project that are needs and others that are wants? because you might decide you don't need to do it all. Your kitchen looks pretty great for a family of four, for example, and I'm not sure you'll ever get back the (extravagent) cost of getting an extra 3-4 feet in each direction...

I agree with your assessment of solar. My neighbor who works in finance calculated a 13% rate of return, about 8 years, on his solar install. My current issue with solar is that the installation/middle man costs are unreasonably high.

As far as needs vs wants are concerned, we could live in the house forever as it is and be happy. However, there are some blaring issues. The wood floors are peeling up in spots from water damage. The HVAC is old and inefficient. It's very hard to get what feels like an honest answer about whether it should be replaced or not. Salesman want to sell. Contractors don't make money unless you spend money.

I wasn't originally planning expanding the kitchen. Remodeling costs are so high by themselves that the estimated $45,000 to expand the walls made sense to me. Though the house is 3600sf, we spend all of our time in the kitchen, nook, and family room. The walls will actually be moved 7 feet on the longer side and 5 feet on the shorter side.

I will start to call contractors.

I should clarify that $45,000 is by no means insignificant to me. However, spending $60,000 on a kitchen remodel and not getting anything out of it other than new cabinets, counters, floors, and appliances is very unappealing to me. The added functionality and utility of the expanded kitchen will hopefully make this otherwise painful project worth it.

I'm honestly surprised that it's that low, given that the degree of bump-out seems like it would affect the roofline of the porch/balcony above, as well as all the usual issues of new foundation and support beams, etc...

Post your floorplan in the Kitchen forum. I believe you'll need a prep sink on the island near the frig and a single bowl cleanup sink.

45K is delusional. You are going to be dollars ahead to move.

I'm feeling very exposed here! Better to take it on the chin now than get a gut punch later that comes with a huge price tag. The reason, I was told, for the moderate price for the expansion was due to the fact that the roofline will not have to change as the kitchen walls will move to the existing beams supporting the balcony. (See the picture below)

You need a whole new foundation dug while temporary walls support the second floor and balcony. No way that's 45K.

"I'm feeling very exposed here!"-that's very normal, especially in the beginning..:) you're doing great. hopefully you'd get great advice too-the more info you give the more helpful people can be

(we also got preliminary hearsay numbers like "50K addition" in the very very beginning when just learning what we'll do what we won't..but it's just an addition you know..depends what you put there. Yours will contain kitchen..

(ours had master bath..)) well and it did have to have a new roof and all. so not a great example.

but yes, don't start with a designer just yet..start with a builder. talk to several. remember, they're choosing whether to work with you also)) you're not wasting their time-you learn about each other. they know that.

now it's a bit overwhelming because you're in very initial stages. then it'll start falling into places. I'm not saying "don't employ designer" -a great one might save you more than time and money. I'm saying start with the bigger picture-what's possible in your case, where can you add, what can you give up on.