additions up or out?

State Va.

I'm sure this is a common question but I'm finding it hard to get info on in. Need to put an addition on our 1950's ranch style home (currently 2 bed 1 bath approx 900 sq foot home). We like area, old established neighborhood various house styles. I would ventur to say we have one of the smallest homes in the area. We are also sitting on a 1/2 acre, which in Norfolk, VA is pretty good. My goal is to modify home to accomidate our family & lifestyle, not necessarly resale value we have decide to stay put and raise family here.
Some stats:

House needs upgrading completely.
Need to install central ac to home.
Home is overdue for new roof (No leaks yet).
Want to do new siding.
Home on crawl space.
We are currently remodeling kitchen & bathroom next.
Husband is cabinet maker and jack of all trades all finishing work would be done by us. We also have electrician & flooring company people to do this work.


My question: Should we go up or out? Cost being biggest concern.

Option 1
building 2 bed & bath upstairs in attic? Attic currently has pull down stairs. In center of Attic height is about 7 feet. No windows or dormers present. Floor is walkable completely. We have plenty of room in living room to build stairs. looking at putting 2 dormers in front, pitching roof staight up in back.

Option 2
putting addition on back of home approx 26"X 26" or so. to be made into master bath & bedroom with particil space towards a expanded dinning room.

Any input would be greatly appreciated.

 

If you have the room (and it sounds like you do), building out will probably be cheaper than building up. With a 900 sq ft footprint, adding a complete 2nd story will only give you 1800 sq ft. Building out is limited only by your lot size and budget.

Although you're not thinking resale now, you may in the future and square footage is a strong selling point.

 

Thank you for replying. Actually, we will propably go out about a 12 X 12 for the dinning room but we would totally do that on our own when we have more funds. Hubby and buddies could do a small job like that over some weekends.

Can I ask a couple more questions. I'll be calling some contractors in the next couple of weeks to get some quotes.

Why would it be better to go out?
What kind of cost am I looking at so my jaw doesn't drop when I get the estimates? I'll probably have them quote me up and out. Guess we were thinking going up would require less funds. Building bath right above bath on lower floor(providing foundation can accomadate the weight)

I also heard it said it is cost effective if we are building out to build a second story the same time. Any truth in that? Thanks again.

 

I'm 3000 miles away from Va and live in a totally different housing market, so I won't presume to guess costs, etc. in VA.

Around here, an 1/2 acre lot would be called a ranch.

Since you're just starting out, perhaps you could do something a friend of mine did 25 yrs ago. They bought a small house in a nice part of town and had an architect prepare a "master plan" consisting of small additions they could make as family size changed and finances were available. Since they had a "master plan", the place always looked nice - not like a hodge podge.

A couple of years ago, after the kids had finally moved out, a few simple changes turned the kids old rooms into effeciency rental apartments. These, in turn, may someday become "in-law" quarters.

 

Tracey:
What you are asking is a very common question. I am asked the same one probably once every two weeks from customers. Every answer is different depending upon circumstances. One of the main circumstances is money. I am reading into your letters and I believe that cost is a factor here. I cannot tell you what to do, but given what you have told me, this is what I would do.
I would put the bedrooms and bath upstairs first. Here is the reasoning. You have the space for it. You have space for a staircase. And you need to replace your roof. So by putting bedrooms upstairs, this is work your husband can probably do most of. Put on a couple of dormers with windows, and at the same time put on your new roof. Kill 2 birds with one stone. If you build on, you still have to address the roof, and the siding for the whole house. Now, once your upstairs is done, in a couple of years you can think about an addition. With your upstairs done, your addition, may take on a whole other meaning.
Cost for doing the upstairs will vary with the amount of work you do. I would guess about $15,000 plus your new roof. That in fact may be a little high. Your bath and electrical will take about 1/2 of it. In building on, from scratch you could figure about $100 per sq ft. In some cases this may even be a little low. but with nothing more to go on this is a good ball park. I hope that this gives you some help. Have a good day.

 

Excellent ideas. I like the whole master plan of doing a project a year. That sounds great. And my poor husband can golf once in a while. Are thinking was to go up for the very reasons you decribed Jack. The boys are 2 and 10, too much of a gap to try to share a bedroom. Need to get this project underway asap and funds are a little tight. I think this is our best option right now.

Thanks for all the help. I just did find this forum so I'll be back.

 

You are very welcome. It is our pleasure to serve you. Good Luck