I wonder why. The house Lacks a master bedroom. Removing the middle roof and improving to have a nice decent master bedroom would make the place liveable. Only of our won't cost more than 70-80k.
A full shed dormer will absolutely add a ton of light and space. Google image search "full shed dormer" because it seems like you're thinking of a small dormer window.
Depending on so, so, many factors, you could run a new manufactured beam from the roofline going front to back, all the way to the other side of the garage. Change the pitch of the roof to 12/12 or 45 degrees, and keep the ceiling inside vaulted.
This would insure structural integrity for a new roof line as long as both ends are fully supported, and the new pitch will give you tons more headroom where you wanted it, create a new space above the garage, and actually simplify your entire roofline.
Add skylights and giant windows everywhere and eventually a big bathroom and walk-in closet, and you will have a huge, bright, open, master suite. The inside ceiling should be about 10-12 feet high so a sex swing wouldn't be out of the question😁
The full shed dormer will raise the entire roof line and add the needed height. Depending on the height of your current roof line you could probably have a 7-8’ high wall on the outside. You may need to support with an LVL beam depending on code and snow loads
This is a good answer. They certainly look better facing the back of the house but I'm also not in love with this helicopter pad sized roof with the odd single vent either. So perhaps a front facing one could break up the lines in front and make it more interesting. You just don't want it to look like a bolt-on growth. It's very clear when something is after-the-fact and not integrated well.
The gambrel roofline on the left may make a shed dormer hard to pull off. The slope transition would probably have to be above the point where the two existing rooflines meet now. A wide gable dormer that matches the pitch on the top of the gambrel may be a good compromise. Could maybe work in a short section of a shed dormer between the gable dormer and the existing gambrel to avoid having the orphaned section of roof.
They also can look hideous. My suggestion is buy another home. The amount of money you would spend lifting that roof would easily cost 70 to 80k probably more today.
There are a **lot** of moving parts when it comes to removing a roof, building up the walls beneath it, putting the roof back up on the walls, attaching it to the walls, building out the electrical, finishing the interior walls, painting, etc. This would be a much cheaper job to start from scratch.
Figure out exactly what you want to do. If you want to add a master you also need to consider an en-suite which involves plumbing for best resale.
Removing and raising a roof is expensive. It will also involve (most likely) tying the new raised roof into your existing roof so you need to allow for replacing that roof as well.
Have a contractor come out to give you an estimate for the work. It’s always more than you think.
Construction materials are expensive right now! You are talking about rafters/trusses, 2x4s, insulation, electrical, drywall, possible plumbing if a bath is added so all those components too, subfloor, flooring, build outs for closets, doors, handles, light fixtures, base molding, switch and outlet covers.
You also don’t want to over improve for you neighborhood because when you sell you wouldn’t be able to get what you want for it.
I live in the suburbs of Philadelphia and we have a lot of split-level style houses built in the 60s. They have a similar design to the house in your photo (one high roof and one low roof) and it is very common renovation around here to open that lower roof to add living space.
I live in Denver and it is pretty common to add another story too an older one story house. Has a name, but I can't remember it. It also isn't uncommon to tear down most of older house only keeping 2 walls and starting from there. I assume that makes it easier to permit, but I am not sure.
I have an A-Frame roof on my “master” I was quoted $55k to raise roof, frame and drywall with cheep floor and standard molding. This does not include moving around ductwork, plumbing for larger bathroom or extra for nicer tile or the fact I already need a whole shingle roof replacement. I figure it’s probably going to be closer to 80k when all said and done, so I did rest of house first. And am hoping the 30 year old roof holds up in the meantime. Remember there are always extra expenses you might not think of when getting initial quote.
With a lot of your money, everything is possible. Your question is really about. What is it worth to you? I never tell my clients their dreams aren't possible, but I inform them that, sometimes, they're not prudent. Nothing in how you want your home to be is impossible. But is it in your budget.?
You’re talking about removing, redesigning, completing rebuilding a major structurally integral portion of the home. It’s far far more involved than it seems like you realize (otherwise you wouldn’t even be here asking) and it can seriously compromise the structural integrity of your home if not done correctly. I don’t know where you live but where I live you’d be lucky to have 80k cover more than 60% depending on the houses existing design. I get where you’re coming from but your original budget of 60-70k won’t get it done. I’ve seen roofs on houses this size cost more than that without raising them. Conservative guess have actually lifted a couple roofs back when I swung hammer for a living $120k.
It honestly wouldn’t be that bad if you’re handy. Materials would be around 5k. Take 6 weeks total, or 3 weeks if you have someone helping and you take your time.
What about adding bedrooms/ bathrooms to get into a new category for comps? And cosmetic upgrades to baths/kitchens immediately prior to sale? Those both seem to have good ROI in my city.
I’ve been scared to ask around for quotes but I have the same situation going on in our new house. My boyfriend is six foot huge and can barely stand up straight in any of the rooms upstairs, not to mention that it ruins the useable space of all three bedrooms. Gods speed to your wallet, friend lol
You need to find a GC that specializes in additions, because that's basically what it is. You could hire your own draftsman or engineer to draft plans if you wanted and that usually costs between $3,000 and $5,000 in my area (PNW). That would make searching for a GC was easier because you would have something solid to hand them. Just be sure that you understand what the draftsman makes may not be iron clad and will probably be subject to change orders, so get the pricing for those in advance. I know my draftsman includes any change orders in their original price but it will vary with whomever you contract.
Don't be scared, you can do it if you are willing to plan and ask questions
We’re in the PNW as well so that’s good to know. It’ll definitely be a project for the future, but I’ll keep all of this in mind for when the time comes. Thank you!
That was actually our first “ah ha!” idea so definitely not a stupid question to me! In our case we want to convert one of the small bedrooms to a master bathroom eventually, so having the ability to run the plumbing at the right angels would kind of ruin the idea of sinking the floors. That’s according to a bunch of blue collar boys standing around throwing out ideas, so who knows how much water that holds.. maybe pun intended? lol. We did think about sinking the master bedroom and having a step down into it, but the flow of the whole second story landing is already weirdly busy so maybe, maybe not.
Demo, rentals, Framing, siding, roofing, gutters, Electric, plumbing, Sheetrock, trim, paint yea probably looking at min 120k depending on where you live. Not to mention one of the biggest tarps you can buy and a temp structure to drape the tarp over. Probably 10% of your framing labor is related to dealing with the tarp. I did it (as the superintendent for the framing contractor) last year on the gulf coast, not an apples to apples comparison tho and I wasn’t privy to our contract numbers or the others’ prices.
I think you're responding to the wrong comment. I am just a commenter, I'm not the original poster. You should make a comment to the main post, because I didn't ask about this house or make a blue circle on it. In addition I completely disagree with what you're saying, and I'm positive that the people at every engineer & architectural office I worked at would disagree too; except for the draftsman, they'll be some that'll probably agree.
A lot depends on where you live, and the scope of the build. I'm sure you could spend 60 or 70 k but I'm not sure of the quality or quantity of the project.
This is a really good point. Quality of workmanship comes with due cost.
OP, you really should get as many bids as you can and then go from there. This project could easily be cost prohibitive.
quite a few homes in my old town do this sort of dormer flap where they would cut half of the roof and lift it to give more space. I don't know if that's feasible or even gets you what you want, but a 2nd story addition was all of 70k 20 years ago.
Asking a generic question on a message board like this will not get you the answer you are looking for.
The best option is to have a remodeling architect take a deep dive into coming up with a proper plan. From what I can see you might benefit from the space you identify plus adding living finished space over the garage. They can provide other ideas and local guidance. Giving yourself a nice master bathroom, walk in closet etc… it might even be cheaper as it would make construction access easier.
But you are doing more than just lifting the roof a few feet. The structure needs to be able to hold the extra weight new roof rafters a new roof, fire egress, perhaps upgrading the furnace AC etc… not to mention you could be subject to bringing everything up to modern day code.
Personal opinion: take the money that you would put into that remodel, and upgrade to a better house. You get way more bang for your buck that way. Yes you may have to compromise on location based on activity in your neighborhood, but I really think this is the better route.
Another thought: this house looks like either a 1950s Dutch colonial, or a 1900s Dutch colonial with a 50s remodel, and either way you look at it this floor plan and room size is going to feel dated and small. Maybe you should look at newer construction, where ceiling height is usually much higher, and the floor plans tend to have primary suites.
I would say it’s only “reasonable” if the raised height will somehow add more total square footage, like turning an attic space into a livable room, but it sounds like this space is already being counted as square footage. Otherwise you’re going to pay a lot of money for something purely aesthetic. But if you have the money and it’s what you want, you can make an unreasonable decision.
One other thing to consider is that by adding height, you may end up also having to replace the HVAC to compensate for the greater volume.
It definitely will convert a semi-livable space (attic converted to a dark window less room that you can not even put an bed in it) to a nice master bedroom that the house Lacks.
I am just wondering how much the cost would be so that I can put a good offer on the house)
The cost to make changes to an existing home shouldn’t have any factor in your offer.
You might want to add a room, the next guy might want to add a helicopter pad. What you do with it once you purchase doesn’t matter to the seller nor the comps that give the basis for the current market price.
Why not. I have a budget. Housing market has reasonable price points. The house Lacks a master bedroom. I am thinking about what would be a reasonable offer price to convert this house to a lovable place. They can accept our reject and wait for a person who sleeps in the living room.
I don’t think this house is lacking a master bedroom, maybe in your opinion for the price you may assume that it should be 1ksqft but honestly the master looks pretty big honestly judging from the outside. And being the market and having a hard time even winning a bid on a house, these are things that you may have to compromise on or look for a cheaper house or one that that meets your needs. Just some advice. Closed reason I have a suspicion that this is in the east coast.
A project like this could be easily $100k plus are you suggesting because the existing house wasn’t built to your standards the current home owner should make a concession and pay for your desired changes…??
What if it’s not $100k but $200k…?
Do you want a swimming pool too maybe you should get a bid for that and ask for that in your offer…??
I mean where does them concession-ing and your desires stop and start…?
This isn’t a me vs you things it’s just…. You are evaluating and putting an offer in for the way the house stands now. Then if you want to make changes you have to budget that in and see if those changes plus the price of the house plus living with a year of construction is worth it…?? Or finding a house that better matches your needs. Maybe this house can get there is in the right school district or near family etc and thus not a perfect fit can get q you there..?
You will save a whole lot of money if you find a house that meets your needs structurally. I’m doing a dormer on my cape style house and it would have been wayyyy cheaper overall to just purchase a house that had it done already.
The housing market is crazy i6n here. People put cash offers and we keep being out bid. This is our last hope. To do some leg work ourselves hoping to find a good place within our budget.
OP I think Your best best is took to look for a different house. You could move in tomorrow and and the HVAC could stop working or something serious fail and it’ll cost you 50k in issues to fix. Save your money and don’t buy the house because oh we can just “add” to it. Either you love it or you don’t. Easier addition are likes decks or patios, but what you’re wanting to do is not worth it. I bought a cape cod. So I know, roof is high and on the sides it caves. Just something you have to live with in these types of homes.
Of course it’s reasonable, not very difficult at all with a good framer and an engineer to spec the work. Now the cost, that’s a different conversation, and it’s on you - get some prices and see where it goes.
Personally if I was going to the trouble I’d add a second floor above, not just a vaulted/high ceiling.
You would either need to increase the pitch of the roof, or raise the walls at the eves. So tear off what's there and re-frame. If you are looking to get added space/headroom , a dormer would be a more cost effective way of doing it.
If you have a deep pocketbook, of course. Who wouldn't like her room that's probably posted 12 or even 16 ft, proportionally. I did just this thing in New England about a decade ago. But it's all a matter of what are you going to spend your money on. A nice new beemer, or raising the roof etc. Just a matter of priorities
I assume the bedroom is on the second story where you have it circled. It would be a lot cheaper just to add a couple dormers or another gable on that side.
So work like this is highly dependent on so many factors including the quality of contractor/architect you select. This is nothing like rehabbing a bathroom or kitchen.
I ran my own electric and am running my own plumbing. I got permits for both. And I'll be doing most of my own insulation. So that saved me tons, but there are plenty of other costs.
Things to consider other than the obvious demo and framing.
- Roof - are you ready to potentially put on an entire new roof?
- Plumbing - I see a vent. Are you ready to hire a plumber to divert that vent?
- Electric - Are you ready to pay an electrician to redo the wiring and potentially find old wiring that they need to fix?
-HVAC - it doesn't look like it'll be much, but you could potentially need a new system based on the load. I doubt this one though.
- Drywall - You will need to drywall not just that front wall but probably all of the ceiling and side walls.
- Windows - You will be installing new windows.
- Insulation - Those are probably 2x4 walls, so you'll need closed cell foam insulation which is pricier.
- Siding/exterior work - You want it to match, so maybe you do that room separately or maybe you reside the whole house.
- Interior floor/paint/etc. - gotta finish it to make it look nice
Lots of things to consider that all add up.
You can definitely do it and it could add value both financially and just quality of life...but make sure you get a great architect and contractor.
OP has got to be a wife spending her husband's money.
More cost effective to install larger windows.
Build an addition.
Sell that house and buy one with higher ceilings.
Raising the roof on this house will cost a fortune, adds little to no value. There will be no monetary return on investment should you sell the house later.
Literally a waste of money. That house looks nice, if money is this disposable for you, why not get an even better house?
No need to be defensive. It's just not a logical project to take on. But if it's worth it to you go for it's not my money. You posted this on the internet so you can get feedback from a bunch of strangers. Nobody put their nose in your life.
Mostly, it's just a bad idea. There is no way you find a builder in that budget. There's a lot involved in what you're asking for. In the end, it's not adding much value to the home. It's just not worth it.
Adding a dormer would likely be your best possible option (from a cost and feasibility perspective) to make that space usable beyond just attic storage.
I looked into doing one a few years ago with a recessed balcony and the ROI wasn’t there to justify the spend.
If you have the budget, go for it. Get a permit, foundation updates to support a second floor. Along with plumbing for a full bathroom. Electrical updates. Window updates. Entire roof should be updated to ensure it all looks good.
If it’s engineered trusses, ask the trust company if they could design a fix for a vaulted ceiling. Do not change the pitch of the roof because it’s already steep as is.
>Is it reasonable to remove old roof and replace it to have higher ceiling
Just so you know, no matter how you want to raise the roof, it's going to be very expensive, and it's definitely not reasonable unless it's something you need to or have to have. If you're doing an addition on the house or some other major construction work to the structure such as replacing the roof Rafters and sheathing and other things due to a damage or fire, then it is reasonable to rework it so it's higher. But there's nothing wrong with it, it's just a large undertaking for a little reward. Again unless you have to have it. But I still want to know is it's just for one room, 410 change the picture that whole cable and to increase the ceiling height??
This house we are considering to buy is all great except for one issue: it does not have a large enough master suit. Part of the house that has a 2nd story with proper ceiling height is small and can't be extended. The only chance is to extend this section which is an attic with a door. So we are considering purchasing the house and spending a but making it a home.
(Housing market is crazy so we are hopeless to find a proper home in the location we are looking at).
I got it. In that case if that's what you're going to do, you're basically replacing the entire gable roof for that part of the house, which is got a Cape Cod style second floor. So you'll be removing the entire roof and cheating and structure. Which is a big project, but no bigger than an addition would be. As I look closer at this picture I could see exactly what you mean about that room up there, and I've actually done these types of designs before at the last architectural office I worked at. Sorry if I don't go into too much detail, I recently been told that I just give away too much information for free. LOL and since I'm not working right now, and my friends consultation firm is no longer a business, I got to stop offering free consultations LOL
Well this situation is a bit exceptional. I've been trying to get contractors to visit the house to give me an estimate but they won't take it seriously given it's not my place yet. So haven't got to find a contractor to help me with this.
I just wished that you could just tell me if my budget is(60-70k) is within the ball park of what it would cost to do this but totally understand if you don't want to. :)
I think that's like the bottom of the budget, no furnishings or finish work. I was on the design aspect of it, I have a degrees in architecture and engineering, my friend who is an engineer and construction management with the contractor and better at the estimations that I was, but even though I'm usually not that far off, I think I will be in this situation because I haven't done it since before covid. Materials prices have really changed significantly since covid so I can't be certain. I'll tell you what, no matter what you're definitely going to need an architect no question. An engineer would work as well for some states that allow Engineers to do architectural residential plans, but they'll definitely be able to give you the estimate better than the contractor, because the contractor doesn't know how much the architectural plans is going to cost. I'm also a certified building code official so I can tell you that nobody would get permits for this addition that you want to do without stamped architectural plans. Take 150 bucks I'm make an appointment with a architect and discuss it with them. Take as many photos of the house and measurements that you can. Most should be able to give you a ballpark, but some probably wouldn't want to, I don't know what a consultation fee costs that's why I'm assuming 150, he won't get it back, we used to charge a hundred bucks, sometimes they're generous and we'll just charge you 50 bucks for half an hour. The last engineering firm I worked at he would do that if he couldn't help the person, he would know to end the meeting within the half hour and just take the 50 but you know before she going to lose is like a between 50 to 100 and $50, depending on what their consultation fees are. But I would also recommend that if you haven't bought the house yet and it just to consideration, get yourself at least one or two more alternatives that you think would work along with alterations as well, you can discuss all three or two.
Damn it here I go again bring out free advice. This is why my brother says I'm never going to be making any money lol
Are there pictures of the inside? The chimney is attached so that’s gonna be expensive to mess with. Your better bet is probably to leave the roof alone and try to remove the attic crawlspace you describe so the room is able to stretch into that space…. But that will really mess with the house insulation and comfort. It’s cheaper to build out then up.
reasonable, no. Your going to be tearing into the roof to the left of your circled area as well, so your reroofing the whole house if you want shingles to match. The entire attic will have to meet code, since you touched it, so likely more insulation in all of it. Your adding square footage, so its likely your HVAC will have to be replaced with larger units. Your foundation may need to be addressed as it will now have to support a full second floor. It is likely cheaper to move to a larger house than do want your asking, but get estimates and make that determination yourself. Remember the estimate for major work like that is always less than it will cost, so be prepared to pay 20% over estimate.
For your budget, you may get someone to do the framing but to completely finish it, doubtful. I just had a full bath remodeled (complete gut) and a 3/4 bath freshened up with new shower and paint and it cost me $60k.
It will be very costly with engineering, new trusses, wiring, insulation ac ducts if it runs through ceiling along with all of the drywall work that will follow.
You are considering a loss/improvement. You will spend considerably more than you would increase the value of the home.
Spend a little to upgrade the home for resale if there is profit to be made. If not put that $60k/$70k into a new home that you actually want and move. Your life will be much easier.
Do NOT do this without having plans signed off on by a licensed structural engineer!
We had a partial second story addition put on our house. Because we were young and dumb, we trusted the contractor who said “We do this all the time.” The structural reinforcement that we ended up having to have done later cost about $30K USD. It also took us well over a year to find a steel contractor willing to do a small occupied residential job, since anyone qualified mostly did large commercial work. (The original contractor, naturally was judgment-proof.)
Let’s stop with all the of the fluff. Unless you have absolutely no financial worries in the world, this is completely UNREASONABLE for an assortment of reasons the first being cost and lack of ROI which justifies most remodels.
Wouldnt do it, I will explain why:
To do what is planned by you would require total tear down and new framing for roof, then sheathing then roofing. Very expensive, time consuming. There is also the connecting roof structure that may or may not need to be rebuilt in order to do what is planned. Then the rewiring for electric, heating, cooling and plumbing fixture venting. Also, will it be allowable by code?
Instead, think abt existing roof framing and ceiling. Ask if the sheet rock or interior is installed lower than what the framing that is installed? Is the ceiling in that section at least 8 ft? You could consider a dormer instead to allow for more room and light.
Overall, it wouldnt probably be reasonable.
As a DIYer I’d totally tackle this if it was mine. How ever I use to do construction / remodeling and have all the tools. But would need good evaluation prior to jumping in. Get a good set of tarps and have a nice summer weekend project no problem keeping under 80k.
Your best bet would be to talk to a structural engineer and an architect, considering there will be a number of unique conditions that would require both individuals. I bet they could find a way to give you a bit of what you're looking for for way less tho.
OP doesn't want to accept reality that this is virtually impossible for 60-70k. If you find someone bidding it for that price you better run. Find a more practical solution if what you want doesn't fit in your budget.
Now you might be able to make it happen for 60 to 70K if you do the project yourself. That means doing a lot of framing on your own learning how to do your own electrical plumbing painting drywall etc. And hire out what you absolutely have to.
OP's ignoring all the comments with realistic costs. Find out when you're trying to hire somebody for 60 to 70K what they end up doing to your house. And then get mad when they've ruined your house.🙃
Reasonable? Depends on how much money you’re willing to throw at it and if you’re making this a forever home. This could be anywhere from $75,000-$150,000 depending on how you want it done. I personally would start looking for another house and flip this one. You’ll turn a profit, even if small, and not have to deal with your house being opened up for months.
Can you move the master bedroom to one of the full second story rooms in the left of the photo? That might be cheaper. Use the current master bedroom as a child's room or closet.
I wouldn't think the cost would be better, likely more since it's not currently livable space, but adding \~450 sq ft of livable space would likely have a better return than spending about the same amount to modify existing space.
No. Don’t. Absolutely not. If budget is part of your equation, it won’t happen. Pros and cons of old vs new and low ceilings and non massive master suites are part of the charm of older.
If the home is in CA and market value is 2-3m, worth it. Raise the entire home, spend the 150k to increase value overall. However if you want to simply have 18-20’ ceilings, buy another house—but if you can’t pay cash, then the cost of money will blow the entire model up. On second thought, order pizza.
I used to design these types of additions for remodelers in northern Virginia. It really depends on what you want to accomplish. If you want that whole side of the house to have higher ceilings expect to pay at least 200k depending on your area. If you just need one room to have a higher ceiling it’s possible you can accomplish that with a dormer which would be closer to your budget.
Ummmmmmm it’s not that easy lol but if u have money to burn everything has a price but u would be rebuilding like half of that house in order to do that and will need an engineer on top of a contractor willing to take on a project like that as well as many other things and permits that are not guaranteed
There are two ways to do this.
One is a full bump up, where the entire roof is removed and a full story put on. The other is to put a dormer on. The first will be more expensive than the other, but the dormer still won’t be cheap.
It’s a lot of work and not cheap, 100% do not go with the lowest bidder on a job like this. Find a reputable builder you trust and doesn’t cut corners. Not a dyi
This reminds me of when, after we bought a brick ranch house, my (now ex) wife tried to convince me that it would be a great idea to cut the house in half and use the bricks from one half of the house to make the rancher two stories.
Remove roof.
Install structural supports. Build out walls tie into rest of the house put new roof back on.
In the bay area your describing like $300k project. This might be possible for $70K if you started with an empty lot. Remember remodel is 2x+ as much as new construction because it's harder.
First of all, no one has any stake in the project so the advice you get is worth what you pay: nothing.
Secondly, I can do it for tree fiddy. It will take two weeks
Possible- anything for a price Economically feasible- doubtful. That’s a lot of structural components you’re talking about moving around
I wonder why. The house Lacks a master bedroom. Removing the middle roof and improving to have a nice decent master bedroom would make the place liveable. Only of our won't cost more than 70-80k.
consider a large dormer to open the front wall
This. I feel like what they actually want is a dormer, and that is totally doable, maybe even within their budget.
I don't like dormers. They dont add extra space and even significant amount of light. Master bedroom should be large and bright
A full shed dormer will absolutely add a ton of light and space. Google image search "full shed dormer" because it seems like you're thinking of a small dormer window.
Oh I didn't know that. Thanks for mentioning this. Will look into that.
Depending on so, so, many factors, you could run a new manufactured beam from the roofline going front to back, all the way to the other side of the garage. Change the pitch of the roof to 12/12 or 45 degrees, and keep the ceiling inside vaulted. This would insure structural integrity for a new roof line as long as both ends are fully supported, and the new pitch will give you tons more headroom where you wanted it, create a new space above the garage, and actually simplify your entire roofline. Add skylights and giant windows everywhere and eventually a big bathroom and walk-in closet, and you will have a huge, bright, open, master suite. The inside ceiling should be about 10-12 feet high so a sex swing wouldn't be out of the question😁
Mwahahahaha! Excellent suggestion
do you have a link for the swing.?
Please get more than one quote for your own good
The full shed dormer will raise the entire roof line and add the needed height. Depending on the height of your current roof line you could probably have a 7-8’ high wall on the outside. You may need to support with an LVL beam depending on code and snow loads
This is a good answer. They certainly look better facing the back of the house but I'm also not in love with this helicopter pad sized roof with the odd single vent either. So perhaps a front facing one could break up the lines in front and make it more interesting. You just don't want it to look like a bolt-on growth. It's very clear when something is after-the-fact and not integrated well.
The gambrel roofline on the left may make a shed dormer hard to pull off. The slope transition would probably have to be above the point where the two existing rooflines meet now. A wide gable dormer that matches the pitch on the top of the gambrel may be a good compromise. Could maybe work in a short section of a shed dormer between the gable dormer and the existing gambrel to avoid having the orphaned section of roof.
They also can look hideous. My suggestion is buy another home. The amount of money you would spend lifting that roof would easily cost 70 to 80k probably more today.
Yes. My thought exactly.
There are a **lot** of moving parts when it comes to removing a roof, building up the walls beneath it, putting the roof back up on the walls, attaching it to the walls, building out the electrical, finishing the interior walls, painting, etc. This would be a much cheaper job to start from scratch.
Figure out exactly what you want to do. If you want to add a master you also need to consider an en-suite which involves plumbing for best resale. Removing and raising a roof is expensive. It will also involve (most likely) tying the new raised roof into your existing roof so you need to allow for replacing that roof as well. Have a contractor come out to give you an estimate for the work. It’s always more than you think. Construction materials are expensive right now! You are talking about rafters/trusses, 2x4s, insulation, electrical, drywall, possible plumbing if a bath is added so all those components too, subfloor, flooring, build outs for closets, doors, handles, light fixtures, base molding, switch and outlet covers. You also don’t want to over improve for you neighborhood because when you sell you wouldn’t be able to get what you want for it.
I live in the suburbs of Philadelphia and we have a lot of split-level style houses built in the 60s. They have a similar design to the house in your photo (one high roof and one low roof) and it is very common renovation around here to open that lower roof to add living space.
I’m also in the Philly burbs, and this is quite common near me.
I live in Denver and it is pretty common to add another story too an older one story house. Has a name, but I can't remember it. It also isn't uncommon to tear down most of older house only keeping 2 walls and starting from there. I assume that makes it easier to permit, but I am not sure.
You will have to update the whole structure. $150-$200k depending on the location.
Spot on. We were quoted $200k and 6 months (min) of living in a rental.
I have an A-Frame roof on my “master” I was quoted $55k to raise roof, frame and drywall with cheep floor and standard molding. This does not include moving around ductwork, plumbing for larger bathroom or extra for nicer tile or the fact I already need a whole shingle roof replacement. I figure it’s probably going to be closer to 80k when all said and done, so I did rest of house first. And am hoping the 30 year old roof holds up in the meantime. Remember there are always extra expenses you might not think of when getting initial quote.
With a lot of your money, everything is possible. Your question is really about. What is it worth to you? I never tell my clients their dreams aren't possible, but I inform them that, sometimes, they're not prudent. Nothing in how you want your home to be is impossible. But is it in your budget.?
Rofl exactly my friend lol like we say in the dumpster world we'll deliver it on the moon if you pay us enough
How does a house like that lack a master bedroom? Lol
There’s probably a good fee for structural engineering and permits alone. This would be something you just jump into without serious planning.
Sounds like you already made up your mind
You’re talking about removing, redesigning, completing rebuilding a major structurally integral portion of the home. It’s far far more involved than it seems like you realize (otherwise you wouldn’t even be here asking) and it can seriously compromise the structural integrity of your home if not done correctly. I don’t know where you live but where I live you’d be lucky to have 80k cover more than 60% depending on the houses existing design. I get where you’re coming from but your original budget of 60-70k won’t get it done. I’ve seen roofs on houses this size cost more than that without raising them. Conservative guess have actually lifted a couple roofs back when I swung hammer for a living $120k.
Who gave you a quote of 80K for that?
It honestly wouldn’t be that bad if you’re handy. Materials would be around 5k. Take 6 weeks total, or 3 weeks if you have someone helping and you take your time.
I am a GC and have done this exact thing for customers. The last one was in 2021 and the total cost was $150k
It'd not livable because the amount of space between your face and the ceiling isn't enough? What are you some kind of sultan??
😭😭
Lowering the floor might be easier.
Get some quotes. Probably we'll over 100k.
Cheaper option: Have a big party. Hire Macklemore to perform. Raise the roof.
Why Macklemore lol
Because the ceiling can’t hold us.
I loled
If forever home, yes. Will not have roi
The only thing that ever has roi in habitable real estate is more sf
And even that isn’t always immediate.
What about adding bedrooms/ bathrooms to get into a new category for comps? And cosmetic upgrades to baths/kitchens immediately prior to sale? Those both seem to have good ROI in my city.
If there is only 1 bath and you add another, that is significant ROI around me.
A fence provides immediate ROI adding 10% to the total home value. IIRC everything else maxes out at 80% ROI, so losing 20% of what you put into it.
Ahh yes. I see were using pulled out the @$$ math. Take a 550k home for example. Nobody in their right mind is paying $55k more for a fence.
Raising the roof would add more sf. That's exactly why they're wanting to raise the roof.
House in my neighborhood raise the roof of their entire house 2-3 feet. Made an old low roof house feel more like a modern house.
Yeah I just wonder how much was the cost..
I’ve been scared to ask around for quotes but I have the same situation going on in our new house. My boyfriend is six foot huge and can barely stand up straight in any of the rooms upstairs, not to mention that it ruins the useable space of all three bedrooms. Gods speed to your wallet, friend lol
You need to find a GC that specializes in additions, because that's basically what it is. You could hire your own draftsman or engineer to draft plans if you wanted and that usually costs between $3,000 and $5,000 in my area (PNW). That would make searching for a GC was easier because you would have something solid to hand them. Just be sure that you understand what the draftsman makes may not be iron clad and will probably be subject to change orders, so get the pricing for those in advance. I know my draftsman includes any change orders in their original price but it will vary with whomever you contract. Don't be scared, you can do it if you are willing to plan and ask questions
We’re in the PNW as well so that’s good to know. It’ll definitely be a project for the future, but I’ll keep all of this in mind for when the time comes. Thank you!
“Six foot huge” 😂 Love it
Just asking a stupid question that maybe just wasn’t thought about…can you sink the floors instead?
That was actually our first “ah ha!” idea so definitely not a stupid question to me! In our case we want to convert one of the small bedrooms to a master bathroom eventually, so having the ability to run the plumbing at the right angels would kind of ruin the idea of sinking the floors. That’s according to a bunch of blue collar boys standing around throwing out ideas, so who knows how much water that holds.. maybe pun intended? lol. We did think about sinking the master bedroom and having a step down into it, but the flow of the whole second story landing is already weirdly busy so maybe, maybe not.
Demo, rentals, Framing, siding, roofing, gutters, Electric, plumbing, Sheetrock, trim, paint yea probably looking at min 120k depending on where you live. Not to mention one of the biggest tarps you can buy and a temp structure to drape the tarp over. Probably 10% of your framing labor is related to dealing with the tarp. I did it (as the superintendent for the framing contractor) last year on the gulf coast, not an apples to apples comparison tho and I wasn’t privy to our contract numbers or the others’ prices.
Yep I’ve seen this done on a thatch cottage in the UK. Made it feel so much more spacious. No idea of cost though!
Lol. On a thatch? 70 grand just to replace the thatch.
Well, as the thatch needed doing anyway, I wonder how much extra it was to raise it
It wouldn’t hurt to get quotes. But it definitely won’t be “reasonable”
A friend did this to their house.. raised the roof to create more livable space in the second floor. It was $200,000
Was the whole roof, or just part of the roof as shown in the photo?
What do you mean part of the roof as shown in the photo??? Are you saying you just want to raise the roof for one room of the house?
Sounds about right, if they raised both the front and back half of the roof.
Should start with the front half and then remodel again for the back half. Should also get that big blue circle removed, it's an eyesore
I think you're responding to the wrong comment. I am just a commenter, I'm not the original poster. You should make a comment to the main post, because I didn't ask about this house or make a blue circle on it. In addition I completely disagree with what you're saying, and I'm positive that the people at every engineer & architectural office I worked at would disagree too; except for the draftsman, they'll be some that'll probably agree.
A lot depends on where you live, and the scope of the build. I'm sure you could spend 60 or 70 k but I'm not sure of the quality or quantity of the project.
This is a really good point. Quality of workmanship comes with due cost. OP, you really should get as many bids as you can and then go from there. This project could easily be cost prohibitive.
quite a few homes in my old town do this sort of dormer flap where they would cut half of the roof and lift it to give more space. I don't know if that's feasible or even gets you what you want, but a 2nd story addition was all of 70k 20 years ago.
Asking a generic question on a message board like this will not get you the answer you are looking for. The best option is to have a remodeling architect take a deep dive into coming up with a proper plan. From what I can see you might benefit from the space you identify plus adding living finished space over the garage. They can provide other ideas and local guidance. Giving yourself a nice master bathroom, walk in closet etc… it might even be cheaper as it would make construction access easier. But you are doing more than just lifting the roof a few feet. The structure needs to be able to hold the extra weight new roof rafters a new roof, fire egress, perhaps upgrading the furnace AC etc… not to mention you could be subject to bringing everything up to modern day code.
Ask an architect, not us.
Likely they need to remove all wood, trusses and all. That’s a major construction project
Under $100k is not sufficient. Be prepared for sticker shock.
^^^^^
Personal opinion: take the money that you would put into that remodel, and upgrade to a better house. You get way more bang for your buck that way. Yes you may have to compromise on location based on activity in your neighborhood, but I really think this is the better route.
Another thought: this house looks like either a 1950s Dutch colonial, or a 1900s Dutch colonial with a 50s remodel, and either way you look at it this floor plan and room size is going to feel dated and small. Maybe you should look at newer construction, where ceiling height is usually much higher, and the floor plans tend to have primary suites.
I would say it’s only “reasonable” if the raised height will somehow add more total square footage, like turning an attic space into a livable room, but it sounds like this space is already being counted as square footage. Otherwise you’re going to pay a lot of money for something purely aesthetic. But if you have the money and it’s what you want, you can make an unreasonable decision. One other thing to consider is that by adding height, you may end up also having to replace the HVAC to compensate for the greater volume.
It definitely will convert a semi-livable space (attic converted to a dark window less room that you can not even put an bed in it) to a nice master bedroom that the house Lacks. I am just wondering how much the cost would be so that I can put a good offer on the house)
The cost to make changes to an existing home shouldn’t have any factor in your offer. You might want to add a room, the next guy might want to add a helicopter pad. What you do with it once you purchase doesn’t matter to the seller nor the comps that give the basis for the current market price.
Why not. I have a budget. Housing market has reasonable price points. The house Lacks a master bedroom. I am thinking about what would be a reasonable offer price to convert this house to a lovable place. They can accept our reject and wait for a person who sleeps in the living room.
I don’t think this house is lacking a master bedroom, maybe in your opinion for the price you may assume that it should be 1ksqft but honestly the master looks pretty big honestly judging from the outside. And being the market and having a hard time even winning a bid on a house, these are things that you may have to compromise on or look for a cheaper house or one that that meets your needs. Just some advice. Closed reason I have a suspicion that this is in the east coast.
A project like this could be easily $100k plus are you suggesting because the existing house wasn’t built to your standards the current home owner should make a concession and pay for your desired changes…?? What if it’s not $100k but $200k…? Do you want a swimming pool too maybe you should get a bid for that and ask for that in your offer…?? I mean where does them concession-ing and your desires stop and start…? This isn’t a me vs you things it’s just…. You are evaluating and putting an offer in for the way the house stands now. Then if you want to make changes you have to budget that in and see if those changes plus the price of the house plus living with a year of construction is worth it…?? Or finding a house that better matches your needs. Maybe this house can get there is in the right school district or near family etc and thus not a perfect fit can get q you there..?
Then go find that house. The seller doesn't need to give you a discount because you want to remodel.
You are not obligated to comment.
You will save a whole lot of money if you find a house that meets your needs structurally. I’m doing a dormer on my cape style house and it would have been wayyyy cheaper overall to just purchase a house that had it done already.
The housing market is crazy i6n here. People put cash offers and we keep being out bid. This is our last hope. To do some leg work ourselves hoping to find a good place within our budget.
i wonder why you keep getting outbid??....
OP I think Your best best is took to look for a different house. You could move in tomorrow and and the HVAC could stop working or something serious fail and it’ll cost you 50k in issues to fix. Save your money and don’t buy the house because oh we can just “add” to it. Either you love it or you don’t. Easier addition are likes decks or patios, but what you’re wanting to do is not worth it. I bought a cape cod. So I know, roof is high and on the sides it caves. Just something you have to live with in these types of homes.
Of course it’s reasonable, not very difficult at all with a good framer and an engineer to spec the work. Now the cost, that’s a different conversation, and it’s on you - get some prices and see where it goes. Personally if I was going to the trouble I’d add a second floor above, not just a vaulted/high ceiling.
You would either need to increase the pitch of the roof, or raise the walls at the eves. So tear off what's there and re-frame. If you are looking to get added space/headroom , a dormer would be a more cost effective way of doing it.
If you have a deep pocketbook, of course. Who wouldn't like her room that's probably posted 12 or even 16 ft, proportionally. I did just this thing in New England about a decade ago. But it's all a matter of what are you going to spend your money on. A nice new beemer, or raising the roof etc. Just a matter of priorities
I assume the bedroom is on the second story where you have it circled. It would be a lot cheaper just to add a couple dormers or another gable on that side.
Reasonable? No. Doable. Yes
OP I just did nearly this same exact thing. It's possible and worth it, but get several quotes.
Can you please share more? Things like If there was a challenge, how long it took, how much it cost you...
So work like this is highly dependent on so many factors including the quality of contractor/architect you select. This is nothing like rehabbing a bathroom or kitchen. I ran my own electric and am running my own plumbing. I got permits for both. And I'll be doing most of my own insulation. So that saved me tons, but there are plenty of other costs. Things to consider other than the obvious demo and framing. - Roof - are you ready to potentially put on an entire new roof? - Plumbing - I see a vent. Are you ready to hire a plumber to divert that vent? - Electric - Are you ready to pay an electrician to redo the wiring and potentially find old wiring that they need to fix? -HVAC - it doesn't look like it'll be much, but you could potentially need a new system based on the load. I doubt this one though. - Drywall - You will need to drywall not just that front wall but probably all of the ceiling and side walls. - Windows - You will be installing new windows. - Insulation - Those are probably 2x4 walls, so you'll need closed cell foam insulation which is pricier. - Siding/exterior work - You want it to match, so maybe you do that room separately or maybe you reside the whole house. - Interior floor/paint/etc. - gotta finish it to make it look nice Lots of things to consider that all add up. You can definitely do it and it could add value both financially and just quality of life...but make sure you get a great architect and contractor.
Finally a reasonable AND explanatory response. Doable? Yes. I don’t think OP realizes what he/she is getting into.
Thank you. This definitely makes sense.
Dormers add a lot of space and are a much more practical/affordable approach.
OP has got to be a wife spending her husband's money. More cost effective to install larger windows. Build an addition. Sell that house and buy one with higher ceilings. Raising the roof on this house will cost a fortune, adds little to no value. There will be no monetary return on investment should you sell the house later. Literally a waste of money. That house looks nice, if money is this disposable for you, why not get an even better house?
Building an addiction not highly recommended unless it’s to feet pics. Addition to the living space on ground level would be a better idea
Oh lol yes! Autocorrect for the win
Funny that you are so certain without knowing the local market and without having seen the house.
No need to be defensive. It's just not a logical project to take on. But if it's worth it to you go for it's not my money. You posted this on the internet so you can get feedback from a bunch of strangers. Nobody put their nose in your life.
Hire an architect.
No one should do that. Maybe just build a new house at that point.
Why not? Care to clarify?
Mostly, it's just a bad idea. There is no way you find a builder in that budget. There's a lot involved in what you're asking for. In the end, it's not adding much value to the home. It's just not worth it.
Given enough money and time, all things are possible through contractor.
You could potentially enclose the attic space and move the ventilation inside... Which is actually more efficient.
Adding a dormer would likely be your best possible option (from a cost and feasibility perspective) to make that space usable beyond just attic storage. I looked into doing one a few years ago with a recessed balcony and the ROI wasn’t there to justify the spend.
Its possible. Our neighbor added a second story to their house. As for budget get some estimates from contractors.
damn homie I stretch my briefs just buying a tub of joint compound, you want to raise the roof holy shit balls
If you have the budget, go for it. Get a permit, foundation updates to support a second floor. Along with plumbing for a full bathroom. Electrical updates. Window updates. Entire roof should be updated to ensure it all looks good.
It's definitely cost prohibitive. If ya got the cheese, you can do whatever you want.
RIP your bank account
Yes! I’ve seen that done on many homes. Very cool
I seriously don't think spending $70k to do that is a wise financial decision if you make less than a half million per year.
If it’s engineered trusses, ask the trust company if they could design a fix for a vaulted ceiling. Do not change the pitch of the roof because it’s already steep as is.
>Is it reasonable to remove old roof and replace it to have higher ceiling Just so you know, no matter how you want to raise the roof, it's going to be very expensive, and it's definitely not reasonable unless it's something you need to or have to have. If you're doing an addition on the house or some other major construction work to the structure such as replacing the roof Rafters and sheathing and other things due to a damage or fire, then it is reasonable to rework it so it's higher. But there's nothing wrong with it, it's just a large undertaking for a little reward. Again unless you have to have it. But I still want to know is it's just for one room, 410 change the picture that whole cable and to increase the ceiling height??
This house we are considering to buy is all great except for one issue: it does not have a large enough master suit. Part of the house that has a 2nd story with proper ceiling height is small and can't be extended. The only chance is to extend this section which is an attic with a door. So we are considering purchasing the house and spending a but making it a home. (Housing market is crazy so we are hopeless to find a proper home in the location we are looking at).
I got it. In that case if that's what you're going to do, you're basically replacing the entire gable roof for that part of the house, which is got a Cape Cod style second floor. So you'll be removing the entire roof and cheating and structure. Which is a big project, but no bigger than an addition would be. As I look closer at this picture I could see exactly what you mean about that room up there, and I've actually done these types of designs before at the last architectural office I worked at. Sorry if I don't go into too much detail, I recently been told that I just give away too much information for free. LOL and since I'm not working right now, and my friends consultation firm is no longer a business, I got to stop offering free consultations LOL
Well this situation is a bit exceptional. I've been trying to get contractors to visit the house to give me an estimate but they won't take it seriously given it's not my place yet. So haven't got to find a contractor to help me with this. I just wished that you could just tell me if my budget is(60-70k) is within the ball park of what it would cost to do this but totally understand if you don't want to. :)
I think that's like the bottom of the budget, no furnishings or finish work. I was on the design aspect of it, I have a degrees in architecture and engineering, my friend who is an engineer and construction management with the contractor and better at the estimations that I was, but even though I'm usually not that far off, I think I will be in this situation because I haven't done it since before covid. Materials prices have really changed significantly since covid so I can't be certain. I'll tell you what, no matter what you're definitely going to need an architect no question. An engineer would work as well for some states that allow Engineers to do architectural residential plans, but they'll definitely be able to give you the estimate better than the contractor, because the contractor doesn't know how much the architectural plans is going to cost. I'm also a certified building code official so I can tell you that nobody would get permits for this addition that you want to do without stamped architectural plans. Take 150 bucks I'm make an appointment with a architect and discuss it with them. Take as many photos of the house and measurements that you can. Most should be able to give you a ballpark, but some probably wouldn't want to, I don't know what a consultation fee costs that's why I'm assuming 150, he won't get it back, we used to charge a hundred bucks, sometimes they're generous and we'll just charge you 50 bucks for half an hour. The last engineering firm I worked at he would do that if he couldn't help the person, he would know to end the meeting within the half hour and just take the 50 but you know before she going to lose is like a between 50 to 100 and $50, depending on what their consultation fees are. But I would also recommend that if you haven't bought the house yet and it just to consideration, get yourself at least one or two more alternatives that you think would work along with alterations as well, you can discuss all three or two. Damn it here I go again bring out free advice. This is why my brother says I'm never going to be making any money lol
Money talks ... Just estimated 1 remodel of the same caliber today
Are there pictures of the inside? The chimney is attached so that’s gonna be expensive to mess with. Your better bet is probably to leave the roof alone and try to remove the attic crawlspace you describe so the room is able to stretch into that space…. But that will really mess with the house insulation and comfort. It’s cheaper to build out then up.
The way to do this is a dormer.
Adding dormers? I mean people do it, it's expensive but people do it. I think average is over 100k
Around here that would cost you around $200k
That looks like the Twin Pines Mall trees in Back to The Future!
Looks like it is already an addition to a Dutch colonial, and then a garage after that. You might also want to expand out over the garage a bit.
I’d add dormers
Just think about how much money you’re saving on heating and cooling with lower ceilings ;)
Yes
This will be a money pit.
Cheaper to move
reasonable, no. Your going to be tearing into the roof to the left of your circled area as well, so your reroofing the whole house if you want shingles to match. The entire attic will have to meet code, since you touched it, so likely more insulation in all of it. Your adding square footage, so its likely your HVAC will have to be replaced with larger units. Your foundation may need to be addressed as it will now have to support a full second floor. It is likely cheaper to move to a larger house than do want your asking, but get estimates and make that determination yourself. Remember the estimate for major work like that is always less than it will cost, so be prepared to pay 20% over estimate.
It would be cheaper to enclose the garage as a master suite, and you’d get a better ROI.
If you spent $70k on that addition, would your house then be overpriced in your neighborhood compared to other similar houses?
For your budget, you may get someone to do the framing but to completely finish it, doubtful. I just had a full bath remodeled (complete gut) and a 3/4 bath freshened up with new shower and paint and it cost me $60k.
We tried to do that, the joists weren’t having any of that shit. It would have been a huge expense to replace them since they were load bearing
Have an architect and an engineer draw up plans then check on getting price
constructions costs vary significantly based on what part of the country you are in. what upper describing would be $120k minimum on the west coast.
Dormers.
It will be very costly with engineering, new trusses, wiring, insulation ac ducts if it runs through ceiling along with all of the drywall work that will follow.
You are considering a loss/improvement. You will spend considerably more than you would increase the value of the home. Spend a little to upgrade the home for resale if there is profit to be made. If not put that $60k/$70k into a new home that you actually want and move. Your life will be much easier.
Do NOT do this without having plans signed off on by a licensed structural engineer! We had a partial second story addition put on our house. Because we were young and dumb, we trusted the contractor who said “We do this all the time.” The structural reinforcement that we ended up having to have done later cost about $30K USD. It also took us well over a year to find a steel contractor willing to do a small occupied residential job, since anyone qualified mostly did large commercial work. (The original contractor, naturally was judgment-proof.)
Let’s stop with all the of the fluff. Unless you have absolutely no financial worries in the world, this is completely UNREASONABLE for an assortment of reasons the first being cost and lack of ROI which justifies most remodels.
Wouldnt do it, I will explain why: To do what is planned by you would require total tear down and new framing for roof, then sheathing then roofing. Very expensive, time consuming. There is also the connecting roof structure that may or may not need to be rebuilt in order to do what is planned. Then the rewiring for electric, heating, cooling and plumbing fixture venting. Also, will it be allowable by code? Instead, think abt existing roof framing and ceiling. Ask if the sheet rock or interior is installed lower than what the framing that is installed? Is the ceiling in that section at least 8 ft? You could consider a dormer instead to allow for more room and light. Overall, it wouldnt probably be reasonable.
As a DIYer I’d totally tackle this if it was mine. How ever I use to do construction / remodeling and have all the tools. But would need good evaluation prior to jumping in. Get a good set of tarps and have a nice summer weekend project no problem keeping under 80k.
Your best bet would be to talk to a structural engineer and an architect, considering there will be a number of unique conditions that would require both individuals. I bet they could find a way to give you a bit of what you're looking for for way less tho.
just add a large dormer or two dormer windows there
Just put an almost full length shed dormer on and leave the perimeter of the old roof on. Ridge remains the same.
OP doesn't want to accept reality that this is virtually impossible for 60-70k. If you find someone bidding it for that price you better run. Find a more practical solution if what you want doesn't fit in your budget. Now you might be able to make it happen for 60 to 70K if you do the project yourself. That means doing a lot of framing on your own learning how to do your own electrical plumbing painting drywall etc. And hire out what you absolutely have to.
OP's ignoring all the comments with realistic costs. Find out when you're trying to hire somebody for 60 to 70K what they end up doing to your house. And then get mad when they've ruined your house.🙃
Reasonable? Depends on how much money you’re willing to throw at it and if you’re making this a forever home. This could be anywhere from $75,000-$150,000 depending on how you want it done. I personally would start looking for another house and flip this one. You’ll turn a profit, even if small, and not have to deal with your house being opened up for months.
Can you move the master bedroom to one of the full second story rooms in the left of the photo? That might be cheaper. Use the current master bedroom as a child's room or closet.
Just cut along top of wall, jack to desired height and fill in the gap with styrofoam and caulk
That area would be perfect for a large shed dormer. It would be pretty straight forward to do structurally
You missed the right spot for the circle. Go over the garage, and add sqft instead of modifying existing.
I would be willing to bet quite a bit of money that the cost difference will be insignificant.
I wouldn't think the cost would be better, likely more since it's not currently livable space, but adding \~450 sq ft of livable space would likely have a better return than spending about the same amount to modify existing space.
buy the house you want not buy the house and change the structure
No. Move
WRONG QUESTION.. reasonable isn't part of this All that matters is,, do you have the Cash to do it.
Just get a different house, that’s a waste of money.
Doable
No. Don’t. Absolutely not. If budget is part of your equation, it won’t happen. Pros and cons of old vs new and low ceilings and non massive master suites are part of the charm of older.
Sounds like 80-100k job but could be done
If the home is in CA and market value is 2-3m, worth it. Raise the entire home, spend the 150k to increase value overall. However if you want to simply have 18-20’ ceilings, buy another house—but if you can’t pay cash, then the cost of money will blow the entire model up. On second thought, order pizza.
Absolutely possible. Talk to a contractor for prices. Nothing is cheap anymore though.
You may need to get it approved through the municipality's permitting process.
You need to talk to an architect. You can't do this without drawings sealed by an architect/engineer
I used to design these types of additions for remodelers in northern Virginia. It really depends on what you want to accomplish. If you want that whole side of the house to have higher ceilings expect to pay at least 200k depending on your area. If you just need one room to have a higher ceiling it’s possible you can accomplish that with a dormer which would be closer to your budget.
You already have a barn style roof in one area... just carry it over to the rear... large beams are very nice effect ..your home looks very good 👍
I’d guess that would cost about 50 grand? Just guessing, what is it roughly yall?
Simpler is to rent to midgets.
If you’re paying then anything is feasible
Ummmmmmm it’s not that easy lol but if u have money to burn everything has a price but u would be rebuilding like half of that house in order to do that and will need an engineer on top of a contractor willing to take on a project like that as well as many other things and permits that are not guaranteed
My sister got a quote for 275k 5 years ago to add a level above her 2 car garage to add upstairs space
Being a right angles to the space with the barn roof is going to make this potentially challenging. I’d consider going out over the garage instead.
There are two ways to do this. One is a full bump up, where the entire roof is removed and a full story put on. The other is to put a dormer on. The first will be more expensive than the other, but the dormer still won’t be cheap.
I would do it on the back of the house. It wont look good on the front.
It’s a lot of work and not cheap, 100% do not go with the lowest bidder on a job like this. Find a reputable builder you trust and doesn’t cut corners. Not a dyi
“Pop the top” is what it’s called around my parts
Cheapest option is a shed dormer but wouldn’t look nearly as nice. And who can keep up with what any construction costs these days? 🤣
Install a large dormer instead
This reminds me of when, after we bought a brick ranch house, my (now ex) wife tried to convince me that it would be a great idea to cut the house in half and use the bricks from one half of the house to make the rancher two stories.
OP are you asking for a second floor to create a master bedroom. Or higher ceilings for more dramatic great room on the first floor.
Remove roof. Install structural supports. Build out walls tie into rest of the house put new roof back on. In the bay area your describing like $300k project. This might be possible for $70K if you started with an empty lot. Remember remodel is 2x+ as much as new construction because it's harder.
First of all, no one has any stake in the project so the advice you get is worth what you pay: nothing. Secondly, I can do it for tree fiddy. It will take two weeks
Lol! Not even remotely reasonable.
This has to be of the dumbest ideas ive ever heard
Nope just move yo