Renovating Hiccups

Ok, so we are into the framing process of our house.  One thing that I know about renovating is that you will have hiccups.  We had our first hiccup.

When we had the architectural plans drawn, we originally were going to take the roof off and raise the ceilings to nine feet.  The cost was going to be much, so we decided to leave the original roof and tie in the new roof addition to our current roof.  Not a problem, we had the architect change the plans back to the original roof line.  Mistake number one.  I checked the plans and somehow I missed that the roof line was not changed.  Here is where the hiccup occurred.   our builder (Kevin) was looking at the plans and he saw an issue with the roof.  The new roof addition was not going to work for a couple of reasons.

• The existing roof structure could not handle the structural load of the new addition.  Meaning it was going to be too heavy and it would cost a lot of money to support it correctly.
• The roof addition would look awful, due to all the work that would be required to create the supports that are needed to make both roofs structurally sound.

Due to these issues the contractor suggested tearing off the roof structure and reframe a new one. Ok, I get hiccups when renovating, but I was concerned about look and costs.  So we had a decision to make.  Kevin (the builder) looked at me and said, “You look a little stressed.”  Then he laughed and said, “It would be easier and not cost that much more to tear it all off and refrain a new one.”  So I was a little stressed and wondering how much it would cost.  The interesting thing with this is that, hiccups sometimes turn out to be a good thing.   When it all played out, the new roof structure cost only an additional $3000.  That is a good chunk of money, but what I  will be getting from it made it hard to turn down.  Here is what we got:

• A new roof  with about 1200 square feet of attic space that we can finish off someday to 8 ft ceilings.
• 9 foot ceilings throughout the house – original plan was for 8 foot ceilings in existing house and 9 foot in new addition.
• Stairs that lead up to the attic and the placement of the step will be a nice feature in the house.

That was a great issue to have.  I did not want to pay the extra $3,000, but for what we are getting that was HUGE bonus.  When renovating that usually does not happen, so I feel very fortunate.  The roof being torn off and steps added to the house caused some additional changes. Those additional changes included:

• We had to change the layout a little and reduce our great room by four feet and move the fireplace and book shelves to the other side of the room.
• We were saving about 1000 square feet of original hardwood flooring in our house – that is being torn up.  It was ruined due to rain and other weather conditions.  I knew that was going to happen.  The good thing about that is that it won’t be an additional cost because it will be easier to tear it all up and add new.
• Due to the pitch of the roof – we will have gables that will need windows – what we decided to do was to keep a few of the existing windows and reuse them in the gables.  They are excellent windows so it will work out perfectly.

What I have Learned From Renovating So Far

Overall it was a major change, but in the big scheme of things it will give us additional living space that we can enjoy and it will add to our resale value.  Here is what I took away from the roof being torn off:

• Make sure that everyone is on the same page.  Keep a list of all the changes and questions, then double check to make sure they were answered or corrected.  We were lucky with this one, but it could have been a lot worse.
• An architect is not perfect.  They are drawing plans on what our wants and needs are.  The builders are the real experts.  They know about the grading of the land, the structural loads, placement of plumbing, lighting, and electrical, etc.  They will be able to catch any issues that come up, make suggestions, and keep the project moving forward.
• Architectural plans should be used as a guideline.  99 percent of the time those plans will change due to what the builder sees as the project progresses.
• Don’t stress when things happen, it will all work itself out.  The hiccups will make the house better.
• Make sure you have a little reserves set aside just in case,  You never know what stuff will come up.

I will be writing about other things that have come up throughout the project.  Below is a list of things that we have had to address and make decisions about.  It is all about give and take. There are always sacrifices that have to be made, but making the ones you can live with makes the process go much smoother.  Below is a picture of the old and new roof lines to give you an idea of what I have been talking about.

Other Decisions and Changes

• Basement and stairs down to basement
• Placement of doors and windows
• Master bath and walk in closet changes
• Great room changes
• Plumbing concerns
• Small powder room plumbing and sink changes
• Gas line issue

Original Roof Line                                                                                     New Roof Line

More About Renovations

• We are renovating Step 1:  A step-by-step guide to renovating your home
• Renovating Step 2:  Hiring the right architect
• Renovating Step 3:  Hiring the right contractor

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