By Tim Carter
Jul 21, 2003, 08:32
© Tim Carter
DEAR TIM: My current 1,100 square foot single story three
bedroom one bath home is not large enough for my growing
family. To get a somewhat larger new home that barely
meets our needs costs $100,000 more than what I can sell
my existing home. It seems as if I need to stay put and
add space here. My lot is small so a second story seems
the only way to go. How hard is it to add a second story
to a home? What do I need to think about? Maria E., Sacramento,
CA
DEAR MARIA: It is not too hard to add a second story
to a home. You have quite a bit to think about to put
it bluntly. In fact, there are so many things to consider,
I almost do not know where to start. Fortunately, you
have already done part of the mathematical analysis
that has illustrated a point many people overlook. You
can almost always buy square footage in an existing
or used home for far less than new home square footage.
A new home in a great location on a nice lot can be
very pricey. Older existing homes in great neighborhoods
often can be fantastic bargains when you simply compare
them to a new home on a finished living space basis.
The first thing you need to do in my opinion is to
visit your local government zoning office. They should
be able to tell you if you are permitted to add a second
story. Ask them about total structure height.
Adding square footage to your home by going up instead
of out presents many challenges. Photo credit: Tim Carter
Many building and zoning codes only allow the top of
the structure to be so many feet above the grade level.
You may have to visit your local recorder's office at
the same time to see if any subdivision restrictions
were recorded with your property deed or plat. As crazy
as it sounds, maybe the developer of your land included
restrictions that simply do not allow second story additions.
If you determine you can add a second story, it is
time to talk with two remodeling contractors who have
done this type of work. Interview a few and ask them
to provide addresses of several homes where they have
added a second story. Ask them what they feel the current
cost per square foot is to add the necessary room to
your home. Be sure to ask what the extra cost might
be to add a full bathroom. Remember, these are just
guesstimate numbers and you should be prepared to pay
as much as 20 percent more as the plans are developed
and challenges are addressed.
Using these very rough preliminary numbers, see if
you can afford to add the amount of space you need.
For example, if you feel you need 800 more square feet
of space and the remodelers tell you it is going to
cost $145.00 per square foot, plus $8,000.00 more for
the full bath, you are looking at a possible cost of
$124,000.00 plus the 20 percent contingency. Can you
borrow $148,800 comfortably? Visit your local banker
or mortgage company and ask them to help you with a
quick refinancing analysis.
If you qualify for a new loan, you should now start
thinking about the actual project. Here is a partial
list of the things I see as issues:
* Will the current exterior walls support the load
of the second story?
* Is the foundation strong enough to carry the new load?
* How will the plumbing from the new bathroom connect
to the existing?
* How will the new staircase between floors impact the
existing floorplan?
* Is it better to install separate heating and air conditioning
for the new space?
* Do you have to install a new electric service and
panel for the added loads?
* Does the contractor know how to minimize sound transmission
between the new and old spaces?
* Is it wise/affordable to add special storage or possibly
attic trusses in the new roof to gain bonus space?
