Looking to expand square ft of 900 SF house- location of septic & well only allows raising roof & adding 2nd fl
by
Symnta
+9
or bumping out the front, relocating shrubs & moving/eliminating front porch which will prob require new/additional foundation / basement excavation. This is in Columbia County near Dutchess border. Looking to get estimate for renovation and which is the cheapest / better overall way to go. The current attic ceiling is too low to renovate without raising the roof - which is in excellent condition and does not need replacement. Also, there is no garage and if it would be cost effective to incorporate a new garage in the design that would be an added perk, but we could live without it.
front is only side to bump out
12 answers
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Although I could not tell you cost but if your area is like mine. If yoru adding bedrooms to the mix, you may need to put in larger septic system. I think upstate NY prices are pretty reasonable, In my area where there are septics, you can expect to pay upwords of $25,000 for a system.
Woodbridge Environmental Tiptophouse.com
on Jun 21, 2011
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Go up. I did my house a cape many years ago, had very good roof on it, not pitched to steep. I brought in a crane, supported the roof, cut it off and raised it up and then set pre-constructed walls that were already framed and ready to go into place and the crane set it back down on new walls. had my entire addition done with weather tight roof, in two days. However as they say, the shoemaker kids go barefoot. Still doing some work inside after many years, college, etc. I would not suggest this for every home, but I was young and sort of crazy then so it worked for me. It is much better on a price point to go up. But the entire house will be torn up to run plumbing, electrical and support framing in critical areas as determined by the layout you select.
Woodbridge Environmental Tiptophouse.com
on Jun 21, 2011
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Thanks so much - we do not need to make any changes to the septic as it is large enough We would love to know the cost to do the renovations & associated costs to dig up move & replant the shrubs - where did you get the pre-constructed walls that were already framed ?
Symnta
on Jun 21, 2011
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Did them myself. Depending on the area in which you live, you can get a shell 2nd floor in the $30,000 range. This includes windows, siding, roof. Finishing the inside is what really drives the cost up. When you say your septic is large enough? How was this determined? Very rarly are they designed for upgrades because of the costs involved when the house is built. Unless the system was upgraded to include the extra bedrooms. Remember its not sized on amount of baths. It is sized for number of people who would be living and sleeping there.
Woodbridge Environmental Tiptophouse.com
on Jun 21, 2011
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I'm not sure which side of Columbia County you are on, Symnta, but if you are on the west side I'm sure Phantom Gardener could help you with digging and transplanting. If you are on the east side, try the nice folks at North Mountain Nursery.
Douglas Hunt
on Jun 22, 2011
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Thank you for expanding the septic info - it was originally built for a family of 4. There are only 2 of us & maybe an occasional guest - The extra room is to expand the kitchen & accommodate 2 offices for us to work in./ Thank you Doug - not sure what divides east/west in Columbua - we are near Gallatin
Symnta
on Jun 22, 2011
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When I added 960 sq feet to my home I went out and "over" the septic / leach field. This required some serious steel beams...one was a 16 x 77 that was 30' long. My home is on a sloping hill so using piers and beam was a "short cut" to a normal poured foundation.
KMS Woodworks
on Jun 22, 2011
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Can you recommend a prefab manufacturer to contact & what to ask for - We were not aware that we could get a shell & finish it ourselves. Woodbridge Environmental are you a DIYer or are you a contracter /work in the trades ?
Symnta
on Jun 22, 2011
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To respond to KMS, We cannot go over any septic systems in our area. Nor can we now go over wells. Symnta, I am a contractor who did building, hvac and electrical work over the past 37 years. I currently do Consulting, home energy audits, mold and indoor air quality work. I have performed as well over 10,000 home inspections and consults for buyers and sellers alike. I hold several certifications and licenses in NJ Symnta, your best bet it to consult with a professional architect in your area that is familure with your local codes and can get a up close look at your wants and needs. You will need this information that this person provides anyway to obtain the proper permits to do the construction on the home.
Woodbridge Environmental Tiptophouse.com
on Jun 22, 2011
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Woodbridge is correct for NY state as well - I also agree that I will need a contractor but I am trying to get some feel as to what an appropriate budget would be for this project and if it is worth my while to do. I was looking for a best case( low price) to worst case (high price) and then would probably add an additional 10% for unforeseen contingencies. I appreciate your replies and expertise.
Symnta
on Jun 22, 2011
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Symnta, You're pretty much in the middle. I know North Mountain has done work near you. Good luck!
Douglas Hunt
on Jun 23, 2011
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Did you do this? We are thinking of something similar - building out in front over the concrete porch and raising the roof to make the attic bedroom a better place.
Beth Appel
on Aug 15, 2013
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