I’m considering remodeling my cape to a colonial. We currently have 2 bedrooms and a small bathroom on the second floor (full shed to the back, no sheds to the front). We’re trying to add a master bedroom suite (one extra bedroom and a adjoining bathroom) and a garage.
We’ve gone through 2 different designs – the most recent one had an addition off the back that included a garage on the basement level, an extra family room on the first floor, and the master bedroom suite on the top floor. The challenges were in the excavation for the garage and the overall cost.
We’re now considering minimizing costs by razing the roof and nixing the garage for now. Any idea how much this would cost? I’ll do the interior work, so all I’d need is the exterior and roof (including demolition). Other contractors use anywhere from $90 to $125 per square foot, but this includes all interior work. Any better way to estimate costs?
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If you have a typical cape, 12/12 pitch, full dormer on the back, 4' knee wall at the front, you will only gain the 4' behind the knee wall if you go to full walls. That isn't a lot of space, maybe an extra 150 sq. ft.
Personally, I would look at an attached 2 car garage, same pitch roof, full dormer on the back, couple A dormers on the front for your master suite. You'll get the suite separated from the main house and your garage. You could always bump out a single story addition on the main house later for the family room. In most jurisdictions, the garage will have to be done in fire code sheetrock but that's not too expensive.
I can't answer your cost questions. The major difference would be the excavation and foundation work. If you calculate the footage gained by the cost, the garage combo could come out on top. The construction won't invade your existing house like a roof lift. The garage may be more than double the cost of a roof lift but I don't think you'll regret the expenditure.
Beat it to fit / Paint it to match