Replies

1. 
   coolwillie | Jul 12, 2021 05:33pm | #1

   First step is to contact your local code enforcement office . You may need zoning approval first. The building permit form will require "sealed" drawings by an architect or engineer. Most of the items you mention will be covered in the architects drawings and specs. So second step is to find an architect whose first question will be "what is your budget" for this project?

2. 
   florida | Jul 12, 2021 05:52pm | #2

   That's way too broad a question. There are thousands of things you could include and that many more you should include but no contractor would bid on the job if you did.

   You should start with an engineer who will make sure you can do what you want then give you detailed plans laying out how it should be done. It sounds to me like you should have built new. By the time you get done with your improvements, you'll have spent more than the cost of a new house.

3. 
   sawdust_steve | Jul 13, 2021 09:43am | #3

   Not sure that I agree with Florida. If you already have a good foundation, electrical service, sewer and a decently framed 1st floor then ripping off the second floor and reframing the roof gets you where you need to be cheaper than building new. But Florida is right this is a big project and you need a good design professional to work with or a builder who can draw up plans.
   Asking what to put into a contract is a rookie question. Search up AIA contracts and go from there.

4. 
   scbmass | Jul 13, 2021 06:33pm | #4

   Dear Florida and Steve

   I heed your advice about the engineer - that is my plan. We shall see how the math works out.

   Many thanks
   SCB

1. 
   mikemahan3 | Jul 13, 2021 06:46pm | #5

   Make sure that any engineers specs and plans are addended to the contract and become part of it. This is probably more important than any boilerplate.