Home addition - where to start

[Chester11]

Hi Guys:

I am thinking of adding on to my house (possible 10 foot 2 story bump out). I have called a couple architects, and have not gotten good feedback - one guy basically said I was wasting his time on a residential job and another will not even call me back.

I will need plans approved by the township - and called a local engineering company - who referred me to their in house architect that doesn't return calls.

I just want to speak with someone about what is feasible so I can decide on a scope. I am not looking for a freebie, I will pay for a consultation - but I don't want to talk to some sales guy who call himself a designer that will promise the world.

tips appreciated....I have a contractor that I trust - but he is busy and getting him out to the house is tough.

 

[skyactiv]

Don't bother unless you don't mind spending a fortune.

 

[supton]

Have you determined what your price limit is, and what you need to get out of the addition? For example, $12k budget, sheetrock hung and painted, insulated. That way you have scoped out what you need on your end, then if estimates come in way over that, then you know to quit.

Seems like this could be a big project (dig down for footers, tear good portion of house off, then build back up). I'd get your contractor over first so as to eyeball it and give you an estimate on cost, time, what he'd do. Then if that doesn't scare you off, then get the proper drawings done.

Just what does the township require for plans? Blueprints or a simple paragraph?

 

[Chris Meutsch]

Be prepared to wait. I work in the homebuilding industry as a supplier of high-end goods and there's a complete dearth of contractors in general right now, let alone GOOD ones.
You may want to shelve the idea until the market cools a bit.

 

[Yah-Tah-Hey]

Find a builder who uses a draftsman. They can usually design an addition from the info you give them on what you want.

 

[Johnny2Bad]

This is not a complex project, you don't really need an Architect, and as you discovered it's not easy to get one for such a project.

For one, few do residential in the first place.

Of those that do, they charge by the Ft2, so an addition is just too small a job with too many headaches (a lot depends on what exists already, which they essentially have to do for free).

Even the most basic Architect-designed project is $10 a square foot. It can easily be more per foot. In many cases, if an Architect designs it, an Engineer has to sign off on it. Now you're paying his salary too. Remember, if anything goes wrong you can sue either or both of them, so they are not going to be interested in a job that doesn't even cover their professional insurance premiums. Why pay that for a simple addition?

Architecture is the lowest paid profession that requires an advanced degree and membership in a professional organization. So understandably they prefer big jobs. For residential plans they like ones they can re-sell to different builders with minimal changes for compliance with local regulations. Neither describes you.

Some places you can hire a designer-draftsman. They are not Architects but they can do home plans, usually. Find someone local, it matters.

But another option is just call a contractor that specializes and has experience in renovations (get references and call them) and get a quote from them. Get a detailed quote, even if they charge for quotes, pay it. If they know the building code, and are willing to comply with it, there is really nothing more needed design-wise.

Then you have some idea of what will be involved. Be sure the contractor you hire, or if you do it yourself or act as the General Contractor yourself, that permits are taken out for everything. Do not take their word for it ... confirm the permits are taken out and when appropriate, closed.

Just a heads-up from experience, but there is usually little extra cost if you build with standard dimension lumber. For example maybe a 12 foot addition will cost very similar to a 10 foot one, or maybe going 16 foot is only slightly more expensive, while 18 foot would be much more expensive. Get guidance from your contractor for best dimensions that meed local regulations.

Check with your municipality to see if zoning regulations will limit what you can do and also what the Property Tax implications will be.

 

[Chester11]

Originally Posted By: supton
Have you determined what your price limit is, and what you need to get out of the addition? For example, $12k budget, sheetrock hung and painted, insulated. That way you have scoped out what you need on your end, then if estimates come in way over that, then you know to quit.

Seems like this could be a big project (dig down for footers, tear good portion of house off, then build back up). I'd get your contractor over first so as to eyeball it and give you an estimate on cost, time, what he'd do. Then if that doesn't scare you off, then get the proper drawings done.

Just what does the township require for plans? Blueprints or a simple paragraph?


It's a pretty big job, which is why I was surprised at the lack of return calls. The second floor would touch 2 bathrooms and the first a kitchen. So I need design help (I don't have a good eye for this). The kitchen is good sized, but jacked up with a bunch of unused space. My guy does great carpentry work, but this might be too big for him. I will talk to him though. He did an addition for a friend of a friend that I want to check out.

I know the planning commission will have to sign off. they usually require blueprints from what I can tell. my town is pretty thorough, that is why I wanted to speak with someone who has been through the process. (I attended a hearing for something else - and the contractors/homeowners doing it themselves were jerked around pretty good, but someone who showed up with an engineer went pretty smooth - unfortunately I didn't write down company names.)

 

[Chester11]

thanks Johnny - makes sense now. I'll get with the builder and see what he says.

my last house was flipped by a builder that was a hack. I had to close all the open permits, which meant chasing the subcontractors he stiffed and reopening all the permits for final inspections. it was a nightmare so I'm trying to learn from my mistakes.

 

[WyrTwister]

Most residental blueprints I have seen ( compared to good commercial blueprints ) are a joke .. Just threw some ink at the paper . :-(

 

[KJSmith]

Where to start?

Hire a good divorce attorney!

 

[Andrew1972]

I’d consult with your contractor to see who they leverage to perform design and get idea of pricing.

 

[Chester11]

Originally Posted By: KJSmith
Where to start?

Hire a good divorce attorney!



You joke - my wife's father did all the work on their house growing up (added a second story while working a full time at a real job). Every time I talk about hiring someone she has a grand mall seizure.

 

[KJSmith]

Originally Posted By: Chester11
Originally Posted By: KJSmith
Where to start?

Hire a good divorce attorney!



You joke -


Yea, a little joke, but it is a stressful experience....