Adding On: What You Need to Know
The original structure that became DIY Network's Blog Cabin 2015 was a ranch-style house with the main level sitting on a lower level made of concrete walls bermed into the earth on three sides. The space was primarily used for storage.
Dylan Eastman, build and design manager for Blog Cabin 2015 saw that they could repurpose the lower level, making it a true living space to include a family room, guest bedroom, kids bunk room, entertainment room, game room, and full guest bathroom.
The main level that includes the master bedroom and bath, study, powder room, kitchen and dining area would sit on top of this lower level. Anytime you are adding another level to an existing structure, there are many factors to consider.
1. Check Zoning Regulations
First you need to check with your local zoning department to determine if your plan fits within their zoning classifications. “Some have a maximum height restriction,” says Dylan. Depending on the type of neighborhood you live in such as high density or rural, this restriction could vary. The zoning regulations could also dictate how far your structure needs to be set back from your property line and any structural considerations that are part of the remodeling plan.
2. Evaluate the Existing Structure
You also need to evaluate the walls to be sure they are suitable to hold another story, explains Dylan. Find out if they are load bearing walls or partition walls, which may not be able to support the new added structure. Dylan also points out that the original trusses that supported the former roof may need to be replaced with floor joists to hold the new floor and walls of the second story.
Because this work could disturb the existing interior living spaces, it might be possible for the builder to install the new second floor structural members next to the original ceiling joists or truss chords. This "sistering" would allow the next story to be framed with minimal impact to the first.
3. Time it Right
If the existing roof has to be torn off, the inside of the structure is open to the elements so timing is of the utmost importance. "It opens up the whole house to the weather," says Dylan. "You have to get it done quickly."
Preparing the client for this step in the construction is key, according to Andy Smith, a principal of Edwards Smith Construction, Coeur d’Alene, Idaho, the builder for Blog Cabin 2015.
"You also have to identify what will be saved in the existing structure," he says. For example, you’ll need to take steps to protect electrical components, drywall, an existing fireplace, woodwork and floors if those elements are going to be exposed once the roof is removed. "There will be weather intrusion," Andy says.
4. Address the Infrastructure
As with any addition, the infrastructure of the house has to be addressed. "You could be doubling the square footage so you might have to change the heating and cooling ductwork and make sure the electrical panel is large enough to meet the new electrical demands all the time working within the code requirements,” Andy points out.
5. Make It Accessible
Another consideration is how you will provide access to the second level. "A new stairway will consume some of the first floor," Dylan explains. He suggests several options including running the new staircase over the top of a first floor closet, creating a U-shaped staircase that takes up less floor space, installing a spiral staircase or, enclosing a staircase on the outside of the house.
6. Hire Help
The best way to be sure you are covering all your bases when adding another level is to hire the right person for the job. Typically, you would hire an architect to design the new addition then select a builder based on the bids for the job, but Andy suggests going the integrated project delivery way.
"You hire the architect and the builder at the same time," Andy says. "That way, it's more honest with all the data coming in front of the homeowner instead of the job going out for bids." The team is working together from the start. The budget is put in place and the architect and builder are partners with the client to bring the project in as close to the budget as possible.