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Major Remodel - Where to Start?

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Zevin and Zegan

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I own a 3 bedroom 1550 sq/ft home built in 1999 in Kirkland, WA on a 8500 sq/ft lot. Most of the homes in my neighborhood are older homes (built in the 70s) on larger lots however over the past couple of years there have been many re-zonings with large/new construction (i.e., 3000 sq/ft + houses being built) on tiny lots. The price of housing in Kirkland has not been effected by the housing slump any my house (according to Zillow ;) has gone up in value by 16% over the last year. I really need more space than I currently have, however moving up to a new house in my area really doesn't seem to be worth the cost.

Anyway, I'd very much like to increase the space (and value :) of my house by doing a major addition. In particular, I'd like to add 1000-1500 sq/ft of space to my house and make the floor plan more modern (i.e., open kitchen/great-room & master suite).

So my question is really...where do I start?

Also, is my planned budget of $250,000 realistic for a two-story addition that includes a new kitchen, master suite, and likely multiple new rooms (like a study / media room)?

Any advice and/or suggestions on how I should approach this project will be greatly appreciated!

Thanks!
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July 14 2007 - US
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sas912

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Get an architect to do a plan for you - you will have to have that to get a building permit anyway, and then had general contractors bid from the set of plans. CHECK THEIR REFERENCES!!! Contractors are great salesmen, but not necessarily good businessmen. When you sign a contract with them, consider asking them to post a completion bond and get proof that they have "workers compensation" insurance and "general liability" insurance which will protect you for certain things that can go wrong on a job site. When designing your addition, keep in mind that some day you may want to sell and any design feature that is too owner-specific can be an obstacle to a future sale.

Go to homebuilding stores and look at materials and finishes, and appliances to get an idea of what you want and what the prices are for various materials so you can make informed decisions on your budget. Never give anyone too much money up front because its an easy way to get ripped off. And if you have an AmEx card or a similar credit card, pay for as many materials on it as you can that have to be ordered because if the materials don't get delivered the credit card company will fight the fight for you.

Also its the most stressful thing you will do short of losing a spouse or a child, but it can be very rewarding when its done. It always takes twice as long as they tell you and costs twice as much (change order is the dirty word here). Since you will be living in the midst of the renovation, you will have to prepare yourself mentally and emotionall for the stress of strangers wandering through your house at all hours and leaving their stuff all over the place and nothing going according to plan.
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July 14 2007
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Zevin and Zegan

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Thank you very much for taking the time to respond, I really do appreciate it.

The advice about starting with an architect and paying for things on an AmEx card is very helpful.

I understand the whole process will be extremely painful which is why I'm trying to learn as much as I can about the process before spending any money.

Thanks again!
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July 14 2007
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Robin Lynch, "robin398"

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Verify the contractor's licensing and insurance.
Make sure the contractor has at least five years experience and is an expert doing the type of work you need.
Contact the Better Business Bureau to see if information on your candidate is available.
Ask how many jobs like yours the contractor has completed.
Ask for examples of work the contractor has done on other projects.
Ask the contractor for references from ten current and/or past clients who have had work similar to yours done. Most business comes to a good contractor from referrals, so investigate these references. Randomly call at least three.
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July 15 2007
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btuckerman

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Depending on the time you have I would reccomend that you investagate acting as your own general contractor, where you get the subs. I did that on a 1231 sq/ft remodel and the cost per sq/ft was about $106/sqft. I did not know much about construction, but learned as I went and it was pretty easy really, more about managing your subs and working on schedules. If you do a web search under owner-builder you will find a wealth of information on it. I got my addition completed in just under 7 months. And saved about $50,000 over what the General contractors bid, and that was with upgraded tile floors, granite counters and tile showers. The addition was 2 bedrooms, 2 bathrooms, kitchen, family room and dinning room.
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July 15 2007
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Zevin and Zegan

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Thank you all for the great feedback!

btuckerman, thanks especially for the information on how much a real-world addition cost you. Knowing I can save a lot of money working as my own general contractor is great information (assuming of course I'm competent in this position :).
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July 16 2007
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CHFarris

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Even prior to seeking an architect it pays to sit down & rough out what you think you want. One way to do this is to draw bubbles or rectangles of the new rooms you want to add to get a feel for how it will work. Don't forget to allow for stairs, stair landings & hallways. There is always "wasted" space; you can't cram stuff into every square inch. By doing this you will identify what is really important, have a rough idea of the layout that you want and will save time (= money) on your architect's design time. Otherwise the architect may spend a lot of your money on several design concepts that may or may not meet your needs.
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July 19 2007
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Zevin and Zegan

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Thanks CHFarris, great advice! :)
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July 19 2007
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Andrew Mooers, "Mooersrealty"

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How large is your attic? What is the ceiling height of your cellar and with an outside entrance if it does not have one, could you expand and make better use of the space your have? You may be married to the home after the remodel...can you live with that and do you plan on spending your last waking breath in this home? The higher the price, the thinner the buyers if you decide that Malibu is calling your name....
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July 19 2007
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briansimington

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Lots of good advics. Get a contractor that can do your job. Ask some of your friends for recomendations. If a contractor is good they are likely booked. You should be planning about 1 year out for that kind of scope. Also, we contractors love referals. They are the best way to get a new client.
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July 20 2007
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youngrp

Graham, WA

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When looking for contractors, you might want to try angieslist.com. We found a competent contractor with a good track record. It costs a few dollars to join, but is worth it. Good luck.
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July 21 2007
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teardowns dotcom, "Teardowns.com"

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Referrals have been a very credible source for us. Also, you may find some good info from your local home builders association. Verify licenses & be sure that your guy is insured!
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July 22 2007
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sixgramps1

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I'am sorry but I need to add remodeling and you don't tell me how to do that your directions are not clear of how to do that sixgramps1@bellsouth.net
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July 24 2007
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eweez2010

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Zevin and Zegan,
Don't let the remodelers and architects bamboozle and blind you. Everything I've ever heard has said it is much cheaper and cost effective to buy an existing 2 story house than it is to add on a 2nd story. Please make sure you compare your full remodel estimate to what it would cost to sell your current home then purchase a used 2 story. And a major remodel like this will add lots of stress and opportunities for arguments. What price is that?
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July 28 2007
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lucydjacobs

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With a remodel of that scope, you have to factor into the cost the fact that you won't be able to live in the home. Some remodels take as long as six months or more in some communities, depending upon weather, availability of subcontractors.

You won't be able to camp out in the home when it has no second-floor roof in the middle of winter or, in summer, with mosquitoes zapping the life out of you if you live in one of the humid states. The electricity will be off for the home to be rewired and the main water line cut off while plumbing is added and extended.

You will be eating a lot of take-out pizza. You might wish to watch videos of the TV home shows that follow couples who go through the remodeling experience to help you make your plans as to budget and practicalities.
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July 29 2007
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Zevin and Zegan

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Thanks eweez2010 and lucydjacobs for your comments about the "other" costs to doing a remodel...I agree that these costs in the end really may make doing a remodel just not worth it...

I really appreciate all the advice from everyone on this thread!

Take care everyone!

-Zevin :)
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August 04 2007
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ronfricks

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After extensive remodeling ourselves, we have learned a few things. One, always get an architect to do the blueprints. Two, make sure you have a reputable building contractor to do the entire job. That way they are responsible for the job if it is not done correctly. It is worth the extra money and headache. Three, make sure you have permits and have it inspected. Four, get everything in writing. Five, read as much as you can so you know what to expect and if something looks wrong. Expect, delays. Permits take a while. Six, keep the receipts and approved permits in the event you ever sell your home, you can show proof that the home was remodeled correctly. Just make copies and put it in a binder. It works great. Seven, relax and enjoy.
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August 05 2007
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mcfriendlyosx

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This is not an easy question to answer with lots of variables. Early in life I let other people do the repairs/modifications and paid the bill. These days I take on the contractor responsibilities by purchasing all the materials and hiring competent skilled trades people. I assume the responsibility to obtains permits, making sure that workmen have the proper skills and show up to do their work, making endless trips to purchase materials (with my charge card.) I am certainly in charge and keep detailed spreadsheets to stay within my budget. I can definitely tell you that whatever you think it is going to cost add another 10-20% for unexpected costs (learning about the cost of permits was an education in itself.)

Even so, you can save some serious money by "doing it yourself."

If you don't have the discipline for all the supervision and finances you should definitely leave this alone and seek a "CONTRACT" with a competent developer/remodeler.
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August 09 2007
 

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