Help! Live in a canyon and hope to add 2nd story
monapgera
6 years ago
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Virgil Carter Fine Art
6 years agomonapgera
6 years agoRelated Discussions
2nd story or ground extension
Comments (18)@ live_wire_oak That website was very helpful. My next step is to talk to a contractor. @ debrak2008 Do you live in the Northeast? How much did this run you total or per sqft? @ Geoffrey_B I made the mistake of asking the original question with a very generic "...add value" component. My question should have been, "How much would it cost to add 800 sqft?" But yes, my plan is to rent the property for a few years and then sell it. The rents in Nutley are relatively high because of the school district so the people that live there are mostly families with children. This house, with 2 beds, 1 bath, and a makeshift bedroom in the attic is not going to obtain the rents of the comps without the modifications that I want to do. And believe it or not, this house was bad before I started. The improvements I've already made, including eliminating the large bushes in the front have already been received well by the neighbors. I don't think they're going to mind me adding value to the house, even with a basic addition in the back, which is not going to be visible from the street. For those of you not in the Northeast, access to school districts seems to be a very important issue in high population density areas (more so than in general). @ energy_rater_la How much did this run you because that is exactly what I am trying to decide on. I'm currently living in the attic in the dormer window areas. I have my bed, tables, and wardrobe up here and it seems to be holding up just fine. I think the previous owner was using it as his daughter's room. Here is a link that might be useful: Nutley to NYC This post was edited by MittySam on Thu, Jan 16, 14 at 22:25...See MoreSmaller 2nd story possible in two story home?
Comments (13)Dormers are essentially required for attic (in the roof) square footage. I am not a building code expert but I am pretty sure that bedrooms require windows, assuming you want bedrooms on more than either end of the house they require dormers. As to your first drawing, houses similar to that (I forget the style) can be very striking and are very nice. I am not sure that they are cheaper to build than just going straight up, especially in Minnesota wher the snow load on the second roof is going to have to get transfered down to the foundation. If your plan has walls that will carry that load then it might be great, but that would essentially eliminate an open floorplan. I would think that the additional bracing required to have an open floorplan, modifications to the roof (essentially turning one roof into three), and the additional complexity of the plan would significantly eat into the cost savings that were the whole reason for the lesser square footage. Looking at the floorplan, I am assuming Lauren doesn't mean adding square footage over the garage roof, rather, building a second floor on most of the first floor (all that is not covered by the garage roof) and putting some additional one floor only square footage under the roof that also covers the garage. I think that would be fine, especially, if you can get the garage entrance turned sideways....See More2nd Story Addition: very rough cost estimates/opinions wanted :)
Comments (20)Before my (late) DH and I embarked on a large renovation/addition, we did the math to compare what the addition would approximately cost (x), then added that cost to the approx. value of our home (y), and priced out homes in our area for sale at approx. x+y. For us it was worth doing the addition rather than buying a different house, even though ours ended up over $200/sqf, probably closer to $300/sqf. For comparison homes in this area are about $1.5+M for new builds; homes for teardown between $400=600k in very rough approximations. Some things to factor in: the cost of a rental when you move out during construction, including the cost of switching utilities to the rental then back (it's not so much the cost as it is the hassle. For example, keeping my same email address with Comcast required almost an act of divine intervention, not to mention about 20 phone calls.) Also count on scope creep. We were victims of our own enthusiasm and I can't tell you how many times we said, "While we're at it, we might as well do...." That's how we ended up going from the kids wanting a dog and me saying "no dog until I get a mudroom", to a 1000+ sqf addition with gutted kitchen and 4 gutted bathrooms, plus a new garage and a new roof. World's most expensive dog. (But Hendrix is worth it. :) ) Finally, there are compromises you will make that no one has to make with a new build from scratch, and there will be surprises. (Like when they cut an opening for my new office window and found a vent pipe no one knew was there. Or when they broke the sewer line while digging the new foundation.) I guess this is a long way of advising you to have a good contingency budget. For us it was totally worth it and I'm so glad we did the addition. And you have something in your favor I didn't know about at the time... this forum! I often wonder whether my layout and kitchen would be different if I knew about this forum and the kitchens forum when we did our work....See More2nd Story Addition / first story renovation opinions welcome
Comments (17)I'm in Essex Ct, NJ. So likely not a big difference in construction costs, etc. Last year we completed a gut reno of our existing 1400 sq feet and added another 1600sq ft (out and up) + 600 foot basement under the addition. Not including any landscaping/hardscaping but including architect fees, permits + everything else it was around $375k. From what I understand costs have gone up since then so maybe $400k+ now. An important consideration that I didn't see you bring up is what the house would be worth after the addition/renovation. That's an important consideration, and what drove our decision to go ahead with the project. As for "it's cheaper to tear down & rebuild" - well, that's not necessarily true. In our town there are huge fees for doing new builds, and a different set of requirements which also add to costs significantly. Plus no matter what you are constrained in size by zoning laws, setbacks, etc. So the resulting home is no bigger. Sure, it is going to have a better layout, and maybe that offsets the big increase in costs, but likely not....See Moremonapgera
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Virgil Carter Fine Art