New Door Opening
#1
02-27-07, 04:25 PM
New Door Opening
I live in Orlando and have a concrete block with stucco home. To create more wall space, I would like to close off my sliding glass door and open up the adjacent window to fit a new one. What kind of contractor do I need to call? It seems that the window installers just replace existing windows.
Thanks,
Chris
Thanks,
Chris
#2
02-28-07, 04:32 AM
A general contractor with window/door and block experience is needed. The openeing should not just be filled, it should be cut so only full blocks are installed or removed. And proper headers are important. This maintains the strength of the wall.
#3
02-28-07, 05:05 AM
Being in Orlando, make sure the contractor is licensed and insured, as this is an undertaking that can affect all your wall, and Orange County will require permits, probably. Proper support is paramount as JustBill said.
#4
02-28-07, 05:12 AM
Hey Chris
I used to live in east orange county and I'm familiar with the construction of the block homes. As long as the window opening is no smaller than the opening needed to fit the door there won't be any header issues.
Bill is correct that the best way to "fill" the sliding glass door opening is to remove every other block on each side and then fill the entire area with new block. There is a header already inplace so that isn't a concern. A cheaper alternative to block is to frame up the opening and use siding. It won't look original to the house but will be considerably cheaper. It also doesn't require the skills of a mason.
I used to live in east orange county and I'm familiar with the construction of the block homes. As long as the window opening is no smaller than the opening needed to fit the door there won't be any header issues.
Bill is correct that the best way to "fill" the sliding glass door opening is to remove every other block on each side and then fill the entire area with new block. There is a header already inplace so that isn't a concern. A cheaper alternative to block is to frame up the opening and use siding. It won't look original to the house but will be considerably cheaper. It also doesn't require the skills of a mason.
#5
03-11-07, 08:33 PM
Thank you for the reply. I guess from a structural point of view, filling up the hole with frame instead of block would still be stronger then the existing glass door. If I went this route and hired a licensed handyman, do you think this would require a permit? I would probably have the exterior matched with stucco.
Also would metal frame work as well as wood for this? I try to avoid wood since we are in termite town and my house is mostly metal framing inside.
Thanks again,
Chris
Also would metal frame work as well as wood for this? I try to avoid wood since we are in termite town and my house is mostly metal framing inside.
Thanks again,
Chris
#6
03-12-07, 06:12 AM
A permit is probably required but the permit office will know for sure. I know orange county used to be permit crazy 
when I moved from there 16 yrs ago they were trying to pass an ordinance requiring permits for all paint jobs over $1000.
Most handymen should be able to frame up and close off the opening with either wood or steel studs. He may or may not be capable of matching/blending the stucco. As always check referrences before hiring!
I remember the termites down there, when I first moved to tenn I was shocked at some of the local bldg practices. What meant certain termite infestation in fla appears to get by ok here.
when I moved from there 16 yrs ago they were trying to pass an ordinance requiring permits for all paint jobs over $1000.Most handymen should be able to frame up and close off the opening with either wood or steel studs. He may or may not be capable of matching/blending the stucco. As always check referrences before hiring!
I remember the termites down there, when I first moved to tenn I was shocked at some of the local bldg practices. What meant certain termite infestation in fla appears to get by ok here.
#7
03-16-07, 04:48 PM
well, I'm still searching for the best solution.
Of course Orange County wants a permit as well as engineering/architect drawings. They also won't allow a licensed handyman to do the work, only general contractors. However, as a homeowner I can get a homeowners' permit and do the work myself and have anyone help but I can't pay them. Not sure how that makes sense.
I did find a few general contractors and one that I liked can do the work for around $5000 including a $350 door (which I probably wouldn't use anyway). He says the estimate would be the same with either block or framing construction. Does this sound like a fair estimate? It also appears that there's a header spanning the entire wall area. What I'm looking to do was an option for this model home so it may have been standard to already install one.
Thanks again,
Chris
Of course Orange County wants a permit as well as engineering/architect drawings. They also won't allow a licensed handyman to do the work, only general contractors. However, as a homeowner I can get a homeowners' permit and do the work myself and have anyone help but I can't pay them. Not sure how that makes sense.
I did find a few general contractors and one that I liked can do the work for around $5000 including a $350 door (which I probably wouldn't use anyway). He says the estimate would be the same with either block or framing construction. Does this sound like a fair estimate? It also appears that there's a header spanning the entire wall area. What I'm looking to do was an option for this model home so it may have been standard to already install one.
Thanks again,
Chris
#8
03-17-07, 08:01 AM
I'd hate to hazzard a guess on what the pricing should be but I wouldn't have thought it would be that high. It is always best to ge multiple estimates to compare prices.
Bill suggested interlacing the block to make a seamless repair and that would be best but if I remember correctly in fla all exterior corners and door openings are filled with concrete and rebar. If that is true it would be next to impossible to interlace the block, they would just block up the opening.
Is there a reason the contractor wants to install a door you don't want? There may be fire code that mandates egress - large window or door for exit. Typical fla block construction would mandate a header over the sliding glass door - this header can still be used for a smaller opening - it won't be removed.
Bill suggested interlacing the block to make a seamless repair and that would be best but if I remember correctly in fla all exterior corners and door openings are filled with concrete and rebar. If that is true it would be next to impossible to interlace the block, they would just block up the opening.
Is there a reason the contractor wants to install a door you don't want? There may be fire code that mandates egress - large window or door for exit. Typical fla block construction would mandate a header over the sliding glass door - this header can still be used for a smaller opening - it won't be removed.
#9
03-17-07, 05:40 PM
Actually the contractor would install any door I provide. He included one in the estimate which I asked to remove because I would rather have a nicer door installed then the typical single pane aluminum frame builders special. He was fine with that and would deduct around $350.
I was surprised of the estimate myself but I've received 3 quotes so far. $3500, $5000 and $10000. They all included the basic door. The $3500 was from a highly reviewed company but has been very difficult to get responses from which has left me uncomfortable with choosing them.
$10000 is crazy and the $5000 bid was from a very professional person which I'm leaning towards.
I am surprised the estimate doesn't change if I choose metal or wood frame vs block.
I was surprised of the estimate myself but I've received 3 quotes so far. $3500, $5000 and $10000. They all included the basic door. The $3500 was from a highly reviewed company but has been very difficult to get responses from which has left me uncomfortable with choosing them.
$10000 is crazy and the $5000 bid was from a very professional person which I'm leaning towards.
I am surprised the estimate doesn't change if I choose metal or wood frame vs block.
#10
04-02-07, 08:16 AM
It seems that going the permit route is a costly process for this and would require engineer plans. The general opinion from the contractors is to do without it but my gut says to spend the money and go through the hassle.
What's everyone's opinion on this?
I've received bids from highly reviewed and licensed contractors.
Thanks,
Chris
What's everyone's opinion on this?
I've received bids from highly reviewed and licensed contractors.
Thanks,
Chris
#11
04-02-07, 02:41 PM
Chris: In MickeyMouse if you don't go the permit route, and an inspector happens by, or if a neighbor should lodge a complaint, or you go to sell the house and the work is not permitted it will be like trying to walk in tar. And a licensed contractor shouldn't have a problem with that.
