Move or build?
May 7, 2018 8:19 PM Subscribe
My wife and I are currently trying to figure out if moving or adding on to our current home will be 'best.' We don't know how to even start approaching at the cost of doing an addition.
We’re pretty comfortable with what it takes to buy a larger home, and generally understand the process pretty well. Our local market is bananas for house prices, so we’re not exactly sure that buying into more space that way is exactly the best fit…but to actually evaluate this we need more information.
We're looking at unemotional factors here for the sake of the question. We don't even know who to talk to or where to start; general contractors, architects- or another-somebody? and we don't know how to talk to them. We don't know what factors to be looking at in this calculus, and just need a ton more information both on the process, and data in hand. It doesn’t help that we have two fairly different ideas on how the house could be expanded.
We purchased our tiny, awesome 780sqft 2br house (built in 1951, and somewhat gutted and updated in 2012 with new up-to-code electrical, and much of the OG plumbing replaced, new furnace, water heater, etc) a few years ago, and it's seen a pretty drastic appreciation (We're in Portland, OR FWIW). It is a great house, but we're pretty lacking in storage space, and human space. We don't need much more, but just a little more elbow room would be ideal.
From our untrained, nonprofessional eye it appears there are two completely different, logical-ish ways to add onto the house. Both my wife and I have different, untrained, nonprofessional ideas which would be more expensive. Each option would add roughly 250 sqft to the house, but in drastically different ways, and different usable spaces. We’re fine with the result of each, as they’d give us some elbow room in different directions.
The first would involve extending the foundation out, pushing our back a kitchen and bedroom wall out, creating a dining area (which we currently lack) and spare bedroom. This would involve some not-so-insignificant wet-work rerouting a sink and dishwasher (which are currently almost entirely PEX tubing setups, but still…), and some other kitchen remodeling. My hunch is that those two things, combined with foundation-work would likely be more expensive than our second option.
The second option would be to build an addition above our connected garage. This would give us a bedroom, and a 2nd bathroom (or half bath). I've thought that this would likely be the cheaper option, as most of the plumbing for our house already resides along the back wall of the garage, and we would only need to send some of it straight up to plumb the bathroom. There appears to be a reasonable place to set a staircase, but we have no idea how much ‘going up’ could cost.
So. Who do we talk to about this action? Specific recomendations to professionals in the Portland metro area would be welcome, but we can tap our networks once we know exactly who to talk to.
We’re pretty comfortable with what it takes to buy a larger home, and generally understand the process pretty well. Our local market is bananas for house prices, so we’re not exactly sure that buying into more space that way is exactly the best fit…but to actually evaluate this we need more information.
We're looking at unemotional factors here for the sake of the question. We don't even know who to talk to or where to start; general contractors, architects- or another-somebody? and we don't know how to talk to them. We don't know what factors to be looking at in this calculus, and just need a ton more information both on the process, and data in hand. It doesn’t help that we have two fairly different ideas on how the house could be expanded.
We purchased our tiny, awesome 780sqft 2br house (built in 1951, and somewhat gutted and updated in 2012 with new up-to-code electrical, and much of the OG plumbing replaced, new furnace, water heater, etc) a few years ago, and it's seen a pretty drastic appreciation (We're in Portland, OR FWIW). It is a great house, but we're pretty lacking in storage space, and human space. We don't need much more, but just a little more elbow room would be ideal.
From our untrained, nonprofessional eye it appears there are two completely different, logical-ish ways to add onto the house. Both my wife and I have different, untrained, nonprofessional ideas which would be more expensive. Each option would add roughly 250 sqft to the house, but in drastically different ways, and different usable spaces. We’re fine with the result of each, as they’d give us some elbow room in different directions.
The first would involve extending the foundation out, pushing our back a kitchen and bedroom wall out, creating a dining area (which we currently lack) and spare bedroom. This would involve some not-so-insignificant wet-work rerouting a sink and dishwasher (which are currently almost entirely PEX tubing setups, but still…), and some other kitchen remodeling. My hunch is that those two things, combined with foundation-work would likely be more expensive than our second option.
The second option would be to build an addition above our connected garage. This would give us a bedroom, and a 2nd bathroom (or half bath). I've thought that this would likely be the cheaper option, as most of the plumbing for our house already resides along the back wall of the garage, and we would only need to send some of it straight up to plumb the bathroom. There appears to be a reasonable place to set a staircase, but we have no idea how much ‘going up’ could cost.
So. Who do we talk to about this action? Specific recomendations to professionals in the Portland metro area would be welcome, but we can tap our networks once we know exactly who to talk to.
Don't know who to talk to but don't forget zoning, permitting and neighbor issues. (from listening in on an extension discussion last night, insane issues in some communities)
posted by sammyo at 4:09 AM on May 8, 2018
posted by sammyo at 4:09 AM on May 8, 2018
A second story can actually be impossible if the foundation and/or first floor walls aren’t up for it. You need to involve an engineer who can do that kind of assessment.
posted by rockindata at 5:26 AM on May 8, 2018 [1 favorite]
posted by rockindata at 5:26 AM on May 8, 2018 [1 favorite]
Best answer: I would start with a consult with an architect or two/three. He/she may have some ideas about how to incorporate both of your ideas and may suggest some solutions you haven't even thought of. A good architect can help you traverse the permitting/zoning issues and may even be able to recommend a reliable contractor and structural engineer, should you need that. I should think they should be able to give you a ballpark on the cost of the project, too.
When I have big projects like this, I often just start talking to a handful of professionals; as you meet with them you gain more information about the scope of the project and how to proceed. You don't have to have all of the answers at the outset- THEY are the professionals.
posted by sarajane at 5:41 AM on May 8, 2018
When I have big projects like this, I often just start talking to a handful of professionals; as you meet with them you gain more information about the scope of the project and how to proceed. You don't have to have all of the answers at the outset- THEY are the professionals.
posted by sarajane at 5:41 AM on May 8, 2018
Best answer: You can hire a design/build firm first, and they will tell you what engineers you need to hire. To do a 1 room addition, you don't necessarily need an architect, but most cities require a set of detailed drawings before you can start work. These will be created by the design/build firm's in-house architect. If you want to do something crazy and special or are doing more than 250 sq ft, then by all means hire an architect to come up with a design.
Just look for a design/build firm that says they do major remodels and get a couple of estimates. Often they will require you to get the various engineers to sign off on your foundation/load bearing walls before they will even give you an estimate.
The price will be in the neighborhood of $150 per sq ft, so minimum of $37k for 250 sq ft.
posted by The_Vegetables at 7:55 AM on May 8, 2018
Just look for a design/build firm that says they do major remodels and get a couple of estimates. Often they will require you to get the various engineers to sign off on your foundation/load bearing walls before they will even give you an estimate.
The price will be in the neighborhood of $150 per sq ft, so minimum of $37k for 250 sq ft.
posted by The_Vegetables at 7:55 AM on May 8, 2018
Best answer: You might want to check in with your local zoning and land use office first, because they can tell you what limitations there might be on building heights and setbacks, as well as what kinds of soil (and in relation, foundation and drainage) issues you should be considering (and addressing in your budget). They'll also sketch out a budget and timeline for your permits, so you can be sure that whoever you hire isn't trying to skip the permitting process, and accurately billing you for it (though they might factor in time to deal with the zoning and building code staff, because sometimes those reviews can be lengthy, depending on various factors).
You can also ask what kind of license is necessary for someone to draw up your plans. In California, there was some work that could be done by someone other than an architect, then once you got to two stories (I think), you needed a licensed architect to sign off on the plans. If things get serious with the foundation, an architectural engineer is involved, but that's probably not a concern for you.
The best part about starting with your local planning and building department first is that this work is free, and can really help you understand what kind of work to expect. The building folks might even be able to give you an idea of how long everything will take, or at least tell you how many inspections to expect.
posted by filthy light thief at 12:25 PM on May 8, 2018
You can also ask what kind of license is necessary for someone to draw up your plans. In California, there was some work that could be done by someone other than an architect, then once you got to two stories (I think), you needed a licensed architect to sign off on the plans. If things get serious with the foundation, an architectural engineer is involved, but that's probably not a concern for you.
The best part about starting with your local planning and building department first is that this work is free, and can really help you understand what kind of work to expect. The building folks might even be able to give you an idea of how long everything will take, or at least tell you how many inspections to expect.
posted by filthy light thief at 12:25 PM on May 8, 2018
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posted by matildaben at 9:43 PM on May 7, 2018 [5 favorites]