House needs 2nd storey addition. Do checklists exist for owner that cover everything we should be thinking of to begin?
Listing our needs and/or ideas?
For communicating with architect to avoid changes once underway?
For general contractor?
For anything you who are experienced could advise? I’ve never done an “add-on” before and am attempting to do this on a budget.
Thank you in advance for whatever advice you would be willing to provide.
Best regards to all, vtremayne
Replies
I don't know of any specific pre-made check lists covering what you are asking for.
The first step is to find out what requirments would have to be met to obtain a building permit. Once this is clear to you, then sit down with pencil and paper and do rough drawings of floor plans and writing different ideas of the different features that you would want incorperated into your addition. This way you are not paying a designer/architect to tell you what you want, just how to make what you want work, both structurally and asthetically(?) . After you have a set of blue prints representing the scope of the project, then get an estimate from a contractor(s). One word of advice : don't use the architect as your budget planner. I have seen very few that can estimate with any real accuracy as to the actual cost of building. After you chose the contractor on the basis that you trust him or her, before any papers get signed, be sure they are legitimate. Make sure all insurance documents are in order and if they have employees instead of subs, they also are insured. If the company uses subs, then be sure you have insurance certificates on them as well.
Also, you have to be completly aware of the actual disruption in you life until this project is complete. Sounds like you are tearing off the roof and adding on a second floor. All the stuff in that area (be it living space or storage) would have to have a place to go until the construction was completed. Also be aware of the tremendous impact it has on you day to day life. Even if it doesn't seem like it, a major renovation like this will indeed turn you personal life upside down. Just be aware of this before going in. If you are indeed ripping the roof line off and going up, consider a different residence for a while (hotel , mother in laws , ect,) . At least until the house is weather tight again.
Dear RockBuilt: Thank you so very much for your valuable advice! There is little advice in the shelter magazines, and it certainly has not covered your excellent points. I pictured disruption, and thought to live downstairs nonetheless. Per your suggestion, I'll not do that.
Calling the permit people tomorrow. Thank you once again for taking the time to help a "first-timer." It is most gracious of you. Best regards for 2006, vtremayne
You are welcome. Keep us posted on how you make out. Best of luck.