Advice on Finishing Our 1940s Cape Cod Attic

5 years ago

last modified: 5 years ago

Hello!

My husband and I bought our first home and this summer we are hoping to tackle some big projects like updating our kitchen and doing some outside landscaping/curb appeal projects.

When we bought this house, we absolutely loved the potential of the attic but now the thought of refinishing it seems overwhelming and expensive (definitely naive first time home buyers!). We are semi handy and not scared to get our hands dirty so we are wondering if finishing this attic could be a manageable project for us without breaking the bank.

Some logistics for you, we don't think we will be putting a bathroom up there (this is a starter home for us and we will be moving in approximately four years). Secondly, we would like to get by with just an AC unit and portable heaters - though I am open to suggestions. I just don't think we would have the money to have air and heating routed up to the attic. Additionally, we would keep it as one large room (we aren't skilled enough to where we could build walls or anything - I don't think) and probably keep the triangle formation (this is something I am debating on, more on this later).

(Apologies on the bad lighting in these pictures - but hopefully you get the idea).

There are already two electrical outlets up there but will I still need to consult with an electrician? I have also read that we need to hire someone that can tell us if the house is structurally sound for an attic renovation.

From my simplified understanding, it seems that I need to insulate the walls, cover them with drywall and then finish the flooring (Can I just paint it white or do I need to put something over top of it? We were thinking of putting down carpet, but open to suggestions!). What other major things am I overlooking? Has anyone else renovated a similar space that can give me some insight? What cost should I estimate if I am wanting to do basically the bare minimum to just turn this attic into a usable space?

One other problem that I am having is that a lot of finished attics have the knee or waste high walls built along the sides - this seems like a task that would be over our head most likely. Is it a necessary thing? What are you thoughts on this?

I know this post is all over the place but I have been doing some investigating and am curious what this community has to say.

Thanks so much in advance for any advice you are able to give us!

Featured Answer

ptreckel

5 years ago

What do you hope to accomplish in finishing this attic? To what purpose will you put the space? There is much more to “finishing an attic” than insulating and drywalling the space. Electrical must be run. To code. You don’t plan on extending HVAC to the space? Future buyers of your home will need to remodel your work. I suggest that you have more than one professional contractor bid on the space. Have them break down the basics of the remodeling job so that you can see what MUST be done. To code. Look at what they say. Then ask yourself....can WE do that? There are some things better left to the pros. Seriously. I was you....once upon a time. I quickly learned what was possible for me to do. Good luck! The space has promise....if done correctly and by the book.

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Comments (15)

Mandy C-G.
Original Author
5 years ago
Hello! Thanks for your reply. We basically just wanted a second "living room" and an area for my husband's computer. I have plans to have a contractor come by in the coming weeks to take a look at the job but was curious what people's experiences were doing it on there own. Unfortunately, we are definitely "wing it" kind of people and sometimes we need to be pulled back into reality!
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ptreckel
5 years ago
I didn’t want to sound too discouraging! I love your ambition! Glad to hear that you are having a contractor come in and look at the space. That isn’t to say that you shouldn’t do part of it. Insulation, drywall, taping, etc. Adding or increasing the size of the windows in your gables. Creating a railing system around your steps (required by code). Refinishing the floors, etc. all are things that you can and should learn how to do! But I urge you to sub out the electrical and HVAC (get a quote on that, too), so it is all done to code. And pull all required permits. Otherwise you or a future buyer will have to rip it all out. And start over.
Mandy C-G. thanked ptreckel
apple_pie_order
5 years ago
Start by finding out if you would be allowed by code to build a living space in the attic. The floor may not be strong enough. There are many code requirements, such as means of egress. A good licensed contractor who does things up to code will be helpful in pinning down what can and can't be done with your budget.

IME, legal attic bedrooms that are fully finished, air conditioned and heated with safe and easy stair access can be either good or a total waste of money, depending on neighborhood and quality level of finish. A second living room finished the same way is not much of an asset. Ask your real estate agent about your local market.
Mandy C-G. thanked apple_pie_order
Mandy C-G.
Original Author
5 years ago
No not at all! We are feeling nervous about not having a finished attic because most of the other houses in our area have one so now I kind of have it on the brain! I think one of the hardest things about renovating is knowing the order to do things so I think having someone come out will help tremendously. I am just hoping that they don't blow us off if they learn that we are hoping to do a lot of the leg work ourselves.

For the electrical and HVAC - Is that something you think someone should come out and take care of before we start the process? I think if we did it we would start with doing the insulation but I suppose electrical and HVAC should be installed prior to that, correct?

As an aside, I am curious about your position on the flooring - would you put down carpeting or try to work with the wood that's already in there?

Thanks so much for your help! I really, really appreciate it!
Mandy C-G.
Original Author
5 years ago
Thanks for your reply, Apple Pie - I think our attic satisfies the requirements for that as it has more than two exits (two windows and a stairway down) but I definitely do need to check with a contractor about those kinds of things. From my understanding for the attic to be considered an additional bedroom it needs to have a closet, something that I think (if we go through with finishing it), we would have added before we move. It seems like the houses with three bedrooms in our area sell for a decent amount more, but again - it might actually cost more than we would get back if we had it all professionally done! Such a dilemma! Thanks for your help!
njmomma
5 years ago

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Mandy C-G. thanked njmomma
_sophiewheeler
5 years ago
last modified: 5 years ago
You look to lack sufficient headroom for a legally habitable space. All legally habitable spaces need windows, electrical, insulation, hvac, and have required minimums for square footage and head height.

Otherwise, you have a boiling hot or freezing cold space where you bump your head and couldn’t escspe if there was a fire. And with extension cords strung all over because there is insufficient electrical, that is an increased possibility.

http://www.remodeling.hw.net/cost-vs-value/2018/
Jennifer Dube
5 years ago
A million years ago my (now) ex-husband finished an attic space, his first DIY project. He did the electric himself, as he was an electrical engineer. He finished it for my office as I was working from home. The place was BROILING hot!!

Otherwise I have seen a lot of professionally done attic conversions, in older homes, to code and all that... which result in ice dam issues. Which can't be resolved unless you turn the heat off in the finished attic space. Ask your neighbors if they've had ice dams.
Mandy C-G. thanked Jennifer Dube
_sophiewheeler
5 years ago
last modified: 5 years ago
Ice dams are caused by insufficient insulation. Insulation takes away from head height. Head height must be maintained for legal status. Short shift on the insulation to get head height, get ice dams that cause major damage to the home.

It’s a vicious circle in an old building with a short attic. Best is to rip off the roof and start over. Far from cheap.
Mandy C-G.
Original Author
5 years ago
Hey - I am a little confused - is this ice dam thing a possibility with the way the attic is currently? It was like this when we moved in...

Either way, I watched a video on insulation installation and they used some kind of material underneath the insulation saying that it helped prevent this, I thought.

Also Sophie, I think the headroom is probably the greatest issue - I am still investigating on how they measure the seven feet rule. It's so sad though because there are so many pictures on the internet of rooms that clearly do not follow this code! Bummer!
_sophiewheeler
5 years ago
last modified: 5 years ago
1960 conversions only had to follow 1960 codes . They are grandfathered in. But they can’t be touched or altered or they wouldn’t meet current codes either.

Any current conversion has to meet current codes.

7’ is finished ceiling height. After you achieve the required insulation that takes up space. And that is if the joists are rated for a live load. Many old houses are not so rated and would need to have that beefed up as well.

Which is why it’s just easier to rip off the roof and start over. But that only makes sense in a HCOL area. It costs too much, with too little return, in a LCOL.
Mandy C-G. thanked _sophiewheeler
Mandy C-G.
Original Author
5 years ago
Wow, Sophie! Thank you for being so helpful! These diagrams are so simplified and exactly what I needed. I am going to head up into the attic tomorrow to measure so I have an idea if it's even worth investigating.

So with all this new information, what would you do? Is it worth having a contractor come in to take a look and see if the attic and its components are structurally sound? It seems like such a waste of space to leave it alone! I am feeling very let down as the previous owners boasted to us about how the attic could be easily refinished for additional living space. Doesn't seem to be quite the case and I wish I could have caught it sooner!
_sophiewheeler
5 years ago
It’s a game of numbers. The first numbers are the space’s measurements. That lets you know the possibilities right off the bat. The second is what homes with an improved attic sell for compared to yours. The third number is what it would take to make the first numbers into something that would get you the second numbers at resale. This number is likely to be much greater a cost than the return it provides. It usually is.

http://www.remodeling.hw.net/cost-vs-value/2018/
mama goose_gw zn6OH
5 years ago
last modified: 5 years ago
We've converted two attic spaces (same house, opposite ends) to living space, with low ceilings. From my experience, the first thing to do, after determining whether you can safely/legally finish the attic, is to run the electrical wires. To avoid running duct from a furnace/AC, I'd run 220v for a couple of baseboard heaters, and use the portable AC units which sit on the floor and vent through a window.

I can see some natural light, so it looks as if you have dormers, which might be fine for egress and the portable AC units.

We used foam baffles between the roof and insulation, then sheetrock
as usual. If you are not confident about finishing sheetrock, and don't
want to pay to have it done, you can tape it, then cover with
inexpensive sheet beadboard.

I like your floors as they are, but you'd want to seal them, if not paint. Those are much nicer floors than I've ever seen in an unfinished attic. I'm impressed that there are floor boards at all--I've see a lot of attics with a few pieces of plywood laid across the joists to store boxes.

Since the knee walls wouldn't be structural, I think you could frame them yourself, with some research, and basic tools. You might as well frame them in, since that space is too low to use as living space, and if you feel confident enough, you can turn the space into recessed storage--shelves or converted dresser/drawers--very convenient if the space will be used as an office or craft room. If you choose the portable AC option, you could even tailor a storage space to the unit(s), for the off-season.

Following are pics of some of the kneewall storage in our half-story attic addition. I did most of the work myself, with limited construction experience. (Left the electrical work to the pro.) The white walls, and closet doors, are the sheet beadboard I mentioned above. I also had to work around closet space in adjacent bedrooms, and the old roof supports, which is why the recessed shelves in the first pic are so shallow. If you can find cabinets, drawers, and chests on craigslist, Goodwill, and the Restore, you can keep the cost down--but only if you have more time, than money, to invest in the project.

It would be very difficult to estimate the cost. Our neighbor is a master electrician, and we traded him a strip of land that he'd been asking about, to wire the whole addition. We already had all the tools needed. A chop saw/miter saw, set up in the space as I was working, was invaluable. Circular saw for angled cuts on 2x4 framing. Reciprocating saw for cutting existing framing, and a jig saw for small cuts is also useful. Framing and finishing nail guns are convenient, but I don't like using them, so I did all the nailing with a hammer. I love hearing a nail 'sing' as it's being driven into the framing. :) If you have friends or relatives with construction experience, who will do favors or trade skills, then you can keep the cost down.

Kneewall storage ideas/google

Portable AC units on Amazon