Converting 1 bedroom into 2... heating question (flooring, windows, air conditioning, heaters)

[csteen85]

We have a large bedroom on our second floor, which is rear-dormered and has a dog house dormer in the front. It's just about half the entire second floor, stretching front to back and right up to the staircase that splits the house in half from left to right.

Instead of using it as a Master (it's the largest in the house), we'd like to convert it to two (kids') bedrooms, so that this house will have three bedrooms upstairs (with a full bath), instead of just two. In order for us to do this, we'll need to put up new framing splitting the room almost in half, but we'll also need to add a closet to the front bedroom and we'll need to figure something out about the heating, as the majority of the heating elements will be in the back half of the room (baseboard heaters).

So, who should we call for this type of work? Should we hire out each job individually? We'll need framing, drywall/insulation, new windows, plumbing and flooring, as well as electrical to add/move switches, I'm guessing. Is it better to just go to one company, since it's really just one room or should we get estimates for each portion once the previous job has been done?

Another reason I'm considering having a contractor come give us an estimate for the job, is because they may be able to point out any issues with our plan that I'm not able to see on my own.

Thank you for your advice!

[Pitt Chick]

I would get a general contractor, who will coordinate all the necessary tradesmen.

[MrRational]

Originally Posted by csteen85

We have a large bedroom on our second floor
...we'd like to convert it to two (kids') bedrooms

and we'll need to figure something out about the heating...
...heating elements ...(baseboard heaters).

No Air conditioning? If so consider yourself lucky to not have duct work as well.
With electric heat it's just a matter of splitting/extending the wire.

So, who should we call for this type of work?

You need a "General" contractor to manage the several trades.

But I'd start with a REAL set of drawings/specs to work (and bid) from.
That usually means an architect.

[Hopes]

Originally Posted by MrRational

With electric heat it's just a matter of splitting/extending the wire.

She didn't say it's electric heat. Baseboard heat can be water heat.

Even if it's water, adding an electric baseboard heater to the new bedroom is an easy solution.

Originally Posted by MrRational

You need a "General" contractor to manage the several trades.

But I'd start with a REAL set of drawings/specs to work (and bid) from.
That usually means an architect.

They don't need an architect for something this simple. The general contractors will draw up what they propose with their bids.

[csteen85]

Correct, we don't have Central Air (no ductwork) and we have hot water heat with baseboard heaters on the 2nd floor. The heating pipes run along the front and side wall (both exterior) of what will be this new bedroom.

I didn't think we'd need an architect for this - there are no structural changes, just the addition of a partition wall and some framing for a new closet.

[K'ledgeBldr]

You'll have to make sure the windows meet egress code for "both" bedrooms. "One" bedroom can have several sizes of windows- as long as one meets code. Sounds like you may have an issue with one of those (doghouse dormer).

The other issue is clearance for "hallway"- 36" min. Width. But also keep in mind short runs and corners for moving furniture.

Can't tell you how many times people get disappointed when their grandiose plans get squashed by code requirements they weren't aware of. Costs skyrocket for updating systems (my favorite right now [sarcasim] is smoke detectors); sq/ft minimized by minimal standards, and structural issues come into play when certain things change because of code requirements (egress sized window). I've also seen the results of these type issues after the fact because somebody didnt know simple code- and/or there was no permitting.