Tell me about your home remodeling project, especially if it's an attic buildout

In My Humble Opinion
1

So we have an architect currently working on the detailed plans to submit to the City for permits, and concurrently we have had several contractors come take a look at the place and hopefully give us at least a ballpark idea of cost to build out or attic, which is currently nothing but bare floorboards (no electrical or plumbing up there).

The project will consist, more or less, of:

  • Building a master bathroom, bedroom, and walk-in closet

  • Creating a den/library with some built-in bookcases on one wall in the back half of the space

  • Opening up the wall that is currently concealing the staircase between the attic and the first floor (it leads into the rear bedroom, which is currently being used as a den/office)

  • Knocking out much of a wall separating the kitchen from that same rear bedroom to expand the kitchen

  • Knocking out a much smaller wall separating the walk-in pantry that is currently in the kitchen from a small closet in the adjoining rear bedroom to expand the pantry

Electrical, plumbing, HVAC, insulation, flooring, etc. in the attic will all have to be done from scratch. The plans currently call for 2- 12’ dormers, one on each side of the attic, to accommodate the bathroom and walk-in closet to be built.

I know there are a billion factors that will affect cost, and a couple of the contractors have flat-out said that they can’t even give us a ballpark figure until the final plans are ready for submission to the City for permits. So we have very little idea of what to expect, and Internet searches are leading me all over the place.

If you have done a remodeling project remotely on this scale, I would love feedback on what it cost. Heck, if you’ve done any discrete chunk of a project like this, I’d love feedback on cost and any other info that you think would be useful for sorting out bids, etc. If you are willing to share:

  • When did you do it?

  • What was the scope of your project?

  • What was the geographic location?

  • How should I make sure we are comparing apples to apples when reviewing bids?

  • How can we minimize contractor drama?

If you’d rather not post publicly but are willing to PM, I promise not to share the info with anyone except Tom Scud, because he’s in this mess with me! :slight_smile:

2

I’ll just mention that you’d better have a licensed architect involved.

I remember a “Mike Holmes Makes It Right” show where an attic was converted to living space with no architect and it was collapsing because it wasn’t done right. They basically had to tear off the top of the house and rebuild it to make it right.

3

How much experience do you have with home improvements? Do you know enough to keep an eye on things to make sure they’re done right? If you are a novice, it would probably be worth it to get a trusted inspector to look things over a few times while the work is being done.

Since you’re putting a bathroom in the attic, make sure to think what will happen to the water when there are plumbing issues. Water might overflow from sinks, toilets, and tubs and pipes may break. Consider adding an automatic water shutoff valve which activates with a water sensor. It will help minimize the damage when that bathroom has water issues.

4

My Old House had a fire and gutted the upstairs … so very little in common with your project … however I can answer a few of your questions …

– Started 2016 and plan to finish sometime before I die … but I’m an optimist …

– Re-wiring and hanging drywall …

– Westside Jefferson …

– Once you have the plans back from the architect, then these will insure that all the contractor bids you receive will be comparable …

– Pick a non-dramatic contractor and be patient …

For a ballpark estimate I’ll go with at least half the cost of building new … about the only thing you’ll save money on it the foundation … I’m assuming the ceiling joists are 2x4’s so those will have to go and be replaced with 2x12’s … new trusses designed to span the building … new roofing … the list goes on …

I’m curious how the architect is going to get R-39 in the new ceilings … plenty of floor space in my attics but I’m blowing in two feet of insulation … as it is each of my cats will get their own bedroom … all three upstairs bedrooms are going to be labeled as racketball courts on the drawings hahahaha …

5

Had a ton of work done on our house, but the house, and our projects are different enough that I can offer little re: costs. Well, I will say that everything cost a HELLUVA lot more than I would have expected (especially after watching those HGTV shows.) First stage, which was complete kitchen and bathroom gut/redo, involved knocking down 1 wall, lighting throughout main level, tile in foyer and down stairs, reversing a closet, pretty high end but not outrageous top-of-the-line tile and finishes - cost well over $100k. No changes to the exterior structure.

The quotes you get are going to vary HUGELY. Most significant is whether you use an established design/build firm that pulls permits, or some guys with a truck. And the kicker is, simply spending more money with the pricier bid isn’t going to necessarily ensure a better result, or eliminate all headaches.

Be prepared for being “the bad guy” on a daily basis. Every day when you get home, check what was done. Tradesmen can make the stupidest mistakes. One example - electrician installed 6 ceiling cans in the kitchen. The drywaller drywalled over one of them. :smack: Outlets, and even walls were placed in the wrong spots. It gets old, having to keep telling the workers that they screwed up and have to redo stuff.

One thing we did as our rehab progressed, which worked out well, was we established relationships with really good electricians and plumbers, who were willing to work for time and materials.

As best you can, find out EXACTLY how they intend to handle certain things, and who will pay. Silly example - we had vinyl plank down some awkward stairs down to a basement room that had vinyl plank floors 3 walls drywall, and 1 concrete. We told them upfront this would be a tricky section. The way they planned on doing the stairs would have made the treads shorter than code. Then, when problems arise, they ask US how WE want it done. WE DON’T KNOW! THAT’S WHY WE HIRED THEM! :smack:

Also, no matter how much you spend, and how picky you are, the job IS NOT going to be perfect. Not such a big deal, when you realize that living in the space is going to beat it up quickly enough.

6

Yep, as mentioned in the first sentence of the OP.

7

The architect’s fee includes 3 construction site visits, and he will do more if needed. We know our limitations!