Exterior remodel emergency
Natasha Shahram
5 years ago
last modified: 5 years ago
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Remodeling in an emergency situation!
Comments (3)Sorry, this turned into a book, but since I've been dealing with a bunch of these issues already, maybe you can use the thoughts I've already had. _______ This may be an emergency remodel, but it won't be done overnight. 3-6 months would be the average for the garage conversion. So plan on clearing out one of the spare rooms right now, plus maybe installing some extra hand rails around any of the stairs and getting rid of any scatter rugs. Calm yourself with a bottle of wine, and start your lists of "to do's" along with sketching out potential layouts for the space. The biggest "gotcha" issue will be the plumbing for drains for the bath. A floor drain in the garage may not be hooked up to the home's plumbing system. It could just lead to a french drain. (If you have a plumbing snake, you can do a bit of a preliminary investigation here.) A lot will depend on where the main drain of the home exits the house in relation to the garage. If it's on the other end of the house, it might actually be cheaper to build an addition at that end than to convert the garage, since so much floor jackhammering and trench digging will need to occur. The second big issue will be the HVAC for the space, but a mini split system ought to work just fine for that if your home has enough electrical service in the panel. (200 amp panel?) You might also want to think about a secondary source of heat, like a small decorative gas fireplace, especially if this room will be a master later in it's evolution. The third possible issue will be the insulation, especially if you are in a cold climate. Concrete slabs are cold, and a garage wasn't designed to be occupied from the beginning. You will have to tear out all of the drywall and insulate behind it, and possibly even fur it out a bit to get the maximum insulation. It's the same with the floor, but there you'll also be dealing with it's slope. You'll need sleepers to build it up and foam insulation at a minimum, which takes away from the minimum required head height. The most attention should be paid to the ceiling or roof plane. If this is a hot climate, foaming the roof rafters might be the way to go and vault the ceiling in order to gain enough legal head space after insulating the floor properly. I'd also suggest investigating radiant heat for the floor if your home has a hot water heating system, or using electric radiant for the bath and as much of the rest of the structure as you can. It will depend on which flooring you plan to use as the final whether or not radiant will help keep your dad comfortable. I know my mom is always cold, and when I redid her bath, the radiant heat was her absolute favorite thing in it and she wanted me to do it in her bedroom too. Unfortunately, the electric kind isn't that great for heating through wood or carpet, so we just retrofitted proper insulation under the floor and put down carpet, which is what you may need to do here. The fourth issue to think about here is hand rails and grab rails, not only in the planned accessible bath, but possibly in other key locations like a ceiling mounted cable lift above the bed. This means that those key areas like in the no threshold shower, next to stairs etc. will need blocking in the walls in order to have firm attachment points for these grab rails. It's better to have the blocking there and not need it than to need to install a grab rail at a later point and not have the blocking to do it. This also means working on a layout so that you know where everything should be located. Start with some graph paper and the current location of the doors and windows and plumbing. The first thing to ask contractors for is a copy of their license and insurance. Those that don't have it, you don't even need to interview. (Be sure and verify that the license and insurance are current if they become finalists.) The second thing to ask is what kind of permits you will need for the situation. This is a question that you should ask, already having found out the information from your local codes office yourself. Go down there in person on Monday and talk with them about the project and what it will entail and see not only what permits will need to be pulled, but how many inspections will occur. If one of the contractor says that he doesn't bother with permits, then cross him off the list and on to the next one. The third thing to ask is if they've done similar projects in the past, and if so, to show you the pictures of the finished project. Ask them what kinds of problems they've had. If they haven't done this exact project, surely they've done additions, etc. and will be able to show you a portfolio of past work as well as have past customer's who are willing to act as references to them. Above all, do NOT get into a big hurry to get this done. You need to take the time to do your research properly on the front end. And, also, not to be mean, but be realistic. Your dad is in his 90's and is not likely to live too much past this age, even if he is in great health now. The 80K spent on converting this garage should be done with the idea of it becoming another space in the future after he's passed on. A new master for you? An apartment for a college aged kid? A home theater? Think of some purpose that you can use it for later and build it with that in mind. And, also think about where you can add on a garage to the home and how that will work to connect with the home. Garage conversions can be easy square footage to convert, but you still need a garage in most cases, and that garage needs to be close enough to the back way into the house to make carrying groceries in practical. If you can't figure out how to make that work at this time, then again, a "master" addition of some type might make more functional sense....See MoreExterior remodeling design advice needed
Comments (11)Sorry, millworkman. live_wire_oak- It seems we have no code enforcement here. Inspectors cleared this house before we bought it. We found extension cords plugged in together that were wrapped with duct tape BEHIND sheetrock walls. We found we had to put most of our money on fixing the issues the inspector didn't catch. How can they catch them when the issues are inside the wall and ceilings? Yes, we have 4 picture windows in a bedroom and no operable windows, but we do have one door for egress to the patio. So we have put in 3 beams, rewired the house, 2 new heat & air units, rewired electrical in the pool, gutted the kitchen, sheetrocked walls and ceilings, 18 pine trees cut down before they fell on the house, new dock floats, rewired dock, new walkway to dock. So there is no money left for siding. I agree with you that it should be replaced, but the corp of engineers thought the dock was more important.... $12,000 for that. I just don't understand why no one follows codes around here. (220 on the dock???? Seriously?) Weedyacres, I agree with the wall of windows! We love the views, but we need to be able to open windows. I don't want to lose the view which is why I don't know what to do. Shorter windows with clear view, french doors, or tilt and turn doors. I think keeping the view with large doors would be best. I am trying to find Tilt and Turn doors locally so I don't spend $1000.00 on shipping from Canada. They would open for a breeze and still show the view, don't you think? Annz, I am still learning how to put pics on and all that other stuff. I tried the help section but couldn't figure out how to link. I have only lived with sliding windows once...in the 1970s...hated them. I always had to lift them up to slide them open or closed. I assume they are much better now though. Do yours slide really easily? Do they have better ways to keep people from just popping the door out? Do you remember what brand you bought? Do French doors only open so far, then stop? I just assumed they would open all the way to the wall. SouthernCanuck, There are no structural engineers here. We tried to get architects and structural engineers to come out a year ago, but no one would. We are in the middle of nowhere! Our contractor who put in the beams and tore the stairs out and replaced them (to code) said there was a beam going across the outside wall and there are 6" square posts in 3 places under the beams. (It was an outside porch.) That is where the picture windows are. So we have to keep the windows separate. All of you have given me a lot to think about...and sliders were not even on my radar. We just do not have good quality products here where I live. I will drive a couple of hours next weekend to look at sliders and see how they perform. Thank you to everyone! Peke...See MoreExterior Color Pick Emergency!!! Please Help
Comments (0)My painter is impatiently waiting for me to come up with a color choice for the exterior of my house. I am having issues trying to coordinate the white roof with the light green Bahama Shutters and if I make a mistake I am big trouble. This is the final stage of several years of complete interior rebuild after hurricaine damage. Presently I am thinking of SW Dorian Gray with the front door in SW Forged Steel. I tried SW Colonnade Gray but it had red undertones on the east side of house. The front of house faces south. I wanted a medium light paint to keep the color from washing out, very sunny down here in coastal NC. Presently have SW Navajo White and would like to change. I will be using SW colors. Water about 500 ft away, around the house is lawn and wetlands. I have put samples up but around here there is shortage of sample pots from SW and seems like gallon samples is the only way to go so I am awaiting Dorian Gray as I write this. Do you think Dorian Gray will work with my BAHAMA SHUTTERS?? I have the large printed sample I purschased up and I am just not sure. 🤔 Anyone have an idea on another color that they have seen or worked with that would make this come together?🤔 I live in HOA so no wild co lo rs, and I would like to stick with SW and my painter is going to use satin finish. On the sample white board is SW Repose Gray, Mindful Gray and Dorian Gray. I really like Dorian Gray , but what about with those BAHAMA SHUTTERS ? On the siding is SW Colonnade Gray which is where it had the reddish undertones. Thanks everyone...See MoreExterior Remodel Advice Needed
Comments (6)The first thing to decide is if the stone is staying, because all other colors must blend with it, if it’s staying. (There’s an option of changing the color of the stone by using a special paint designed for that; one brand is Romabio.) Is the roof staying in its current color? IMO, the current siding color clashes with the stone. Yes, I can see a few stones that are that color, but the predominant stone coloring is gold/orange/tan/beige. Warm colors. The existing gray is cold....See MoreAmanda Smith
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5 years agoNatasha Shahram
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