Replies

1. 
   wmheinz | Jun 30, 2016 12:09pm | #1

   Contractor might be on the right track..

   First...my background is an architect for 45 years with good mix of commercial and residential work.

   Your builder is probably right.  A lot of selective demolition, new addtions, roof demo, etc is a time consuming and expensive option.  You don't say anything about where you live or the condtion of the house.  I'm involved with something similar here in the northwest and we are demolising the house down to the main floor joists and rebuilding from there up - this house was constructed in the '70s and had an adequate basement foundation.  

   I don't know the area where you are working, but here, we would be required to bring the entire structrure up to present code for a project of your description.  Energy and structural requirements alone would make salvaging what's left your existing house very difficult.  A few years ago, we did a similar project and raised the main house and put a new first floor under it..  The existing house had a relatively new roof and adequate roof structure.  Even then, I'm not sure we saved any $$$/  I'm not sure we could do it today with the new engergy requirements. 

   It sounds like you have gone past the tipping point of salvaging much of the house. 

   If you're already making an addition, it would be wiser (and cheaper) to just make the addition larger instead of adding a second floor.  At least then, you can likely save most of the existing house. 

   Good luck...

1. 
   s2kfixit | Jul 01, 2016 10:15am | #3

   Thanks for the guidance

   Thanks wmheinz.

   We are in northern NJ so everything is expensive here.  We were looking at three options since the land size is bigger.

   1. expand the home and do the remodelling.

   2. Build new home right at the same spot.

   3. Build new home next to it stay where it is being build and then demolish this home

   We are not able to make decision because we loose the equity which is build on this home over last 15 years and we are at the end of paying off the mortgage.  Homes are very expensive here so building a new home might be more then $210/square feet.

   We also thought of modular home but don't know much about it and how good are they and if we change something in modular homes I think might be same as stick built homes.  Any ideas there?

   Just to give an idea i have attached the home picture so you have an idea that we want to extend 10 feet and top floor wants to be open the top floor to make master bedroom with master suite and two other bedrooms with common bath.

   Thanks again.

   
1. 
   DanH | Jul 01, 2016 02:51pm | #4

   Keep in mind that building costs for remodels and add-ons are even higher than for new construction.

   What you really need is someone knowledgeable to consult with, on site.  I have no idea what the cost would be but perhaps you could hire an architect or engineer to look at the house and make suggestions.  (I'd suggest a contractor, only most will be pre-wired to Plan A or Plan B, and you need an unprejudiced opinion.)

2. 
   DanH | Jun 30, 2016 06:22pm | #2

   You're basically talking about building a whole new house, only splicing in a few studs from the old one, even though they may not be in the right place.

   Think about it:  You tear off one side of the house, tear off the roof, tear out most of the plumbing and electric.  What's going to be left?

3. 
   MarkH | Jul 01, 2016 06:32pm | #5

   Your best bang for the buck...

   I would just buy a different house and move, I believe you would come out ahead, especially if the new place was somewhat distressed but solid and in good repair.  Less surprises.  You could possibly come out with a positive cash flow condition, instead of a major and unpredictable expense.