2nd floor remodel

[Kylee333]

I am looking for someone who can look at a house I am considering purchasing and tell me if there is a way I will be able to put 3 bedrooms and at least 1 bathroom on the second level (as is / add dormers / etc). I'd also like a realistic, ball-park figure what it might cost. I know there are firms that can do this, but I don't want to pay a high fee if I don't even know if I am going to buy the house.

If I end up getting the house I'll hire someone to design a plan for me, but initially I just want to know if it is possible. Is there a way for a person to tell this by looking at a real estate listing or pictures or something?

I am in Minnesota

[csintexas]

I don't think so, you need to find someone to go look at it. Either a builder, architect or residential designer should be able to give a quick assessment of feasibility.

[silviaf]

speaking from experience, you'd be better off if you could knock the house down and start from scratch. if there is a basement, you can keep that and work with the original foundation but it's a real mess when adding a second story and the house is older. you'll have to re-do all your mechanical and the costs get insane....

[phansford]

As csintexas said - you need someone locally to go look at the house. No one can tell you over the phone what you need to know.

You should expect to pay an architect his hourly rate. It should take no more than 2 hours to look at the house - including travel time. So for $150 to $250 you should be able to get a solid review of the house. If you want something in writing, expect to pay more. You need to find an architect experienced in residential design - or find a local residential designer who comes highly recommended.

DO NOT go to a builder. He is selling something and will typically tell you what you want to hear not what you need to hear. He makes money building things - and will always undervalue the actual cost, then blame the designer for the additional costs. Its classic.

Basically - you can add vertically to any house. Its just how much money you have to spend for such a project and will you live in the house during construction.

The big issue will be how to frame the second floor and get the loads down either to an existing foundation or provide new structure. All the other issues, location of bathrooms, stairs, mechanical/plumbing systems will be designed once you purchase the house and contract with a design professional.

I am not sure what is a "high fee", but its a couple hundred bucks well spent.

[ahmeds]

speaking from experience, you'd be better off if you could knock the house down and start from scratch.-silviaf


the person who asked this question said he/she wants to buy the house and just seeks advice prior to that. So by buying and knocking it down and start afresh then they why not to buy a new house.

[silviaf]

to answer your question ahmeds-perhaps he/she would want to buy the house because of location? he/she also asked about cost and adding a second storey may require new structure, floor system, roof, mechanical, new exterior products and applications depending on how old the house is.