Cost of adding second floor to ranch? (for sale, construction)

[Crookhaven]

Originally Posted by propain

80-90K? Where texas?

Depends on the size of the main floor and materials.

Just a shell is cheaper than that.

Adding a bath $$$

Crooks

[Nechums]

Thanks for all your responses! Has anyone successfully done this with their house? What was the experience like?

[propain]

Originally Posted by Crookhaven

Depends on the size of the main floor and materials.

Just a shell is cheaper than that.

Adding a bath $$$

Crooks

I agree if you have an existing 2nd level already. That is not the case in a ranch style home. You are talking about ripping off the roof, framing a floor, then the 2nd level and adding another roof. Your also talking about cutting in new steps leading to the 2nd level. The framing alone would be close to 80K depending on square footage. Now add new plumbing for water and heat. Electric work. AC. That’s another 20-30K

Its better to over estimate. 20% more than you think to avoid surprises. Trust me, there are always surprises. If the OP wants a fair estimate I would say count on spending 150K at least on your 2nd level. Im just going by what I’ve seen and what people tell me they pay for dormers and what I paid for mine. Best bet is to have a contractor come to the home you have in mind and give you an estimate before you buy it. Also dont forget this is NY. Everything costs more for some dumb reason.

[propain]

Originally Posted by Nechums

Thanks for all your responses! Has anyone successfully done this with their house? What was the experience like?

Well you cant live there obviously. You need to plan on living with someone else for a while until its done.

Overall dormers are fun. Its nice building your new home from scratch. Like I said before, plan your money right. If someone tells you 100K. Make sure you have 120K to cover added costs during the construction. Trust me, there will be. Contractors give low prices to get the jobs planning to add costs as they go. Make sure you write out your contract EXTREMELY thorough. Itemize everything right down to the amount of lights you will have in every room. Trust me, it will save you money down the line when the contractor says "That’s not included"

[Walter Greenspan]

Originally Posted by llaurenn

Wouldn't that be a mess? A second floor kitchen?

The second floor kitchen could be converted into the second floor master bath, while a new kitchen is constructed on the new first floor.

Originally Posted by Crookhaven

Excuse me.... but wouldnt that be dumb?

Not if the cost of dismantling the existing roof and building a new roof on a new second floor is less than the cost of jacking up the current first floor.


The OP should check with an architect for a better idea of the costs associated with adding a second floor vs jacking up the house and adding a new first floor, etc., etc.

[totallyfrazzled]

And don't forget to factor in how much your property taxes will increase if you double your living space!

Actually, if the new second floor were to cover the existing garage area as well as the existing living area, you would more than double it. And of course, tack on some extra tax $$$ for each bathroom you'd create up there.

As the old saying goes: It's not just the initial cost, it's the upkeep. In this case "upkeep" means not only more expensive to heat and cool, and more to clean, but also a bigger tax bill as a result of the increase in assessed valuation.

[propain]

Originally Posted by Walter Greenspan

The second floor kitchen could be converted into the second floor master bath, while a new kitchen is constructed on the new first floor.




Not if the cost of dismantling the existing roof and building a new roof on a new second floor is less than the cost of jacking up the current first floor.


The OP should check with an architect for a better idea of the costs associated with adding a second floor vs jacking up the house and adding a new first floor, etc., etc.

Huh what? Convert the kitchen into a Master Bath? Why? Soon as you jack up the house your plumbing will need to be completely redone. Why would you want to trap yourself into your kitchen dictating where your Master Bath would be? Or the existing pumbing in the kitchen dictating where the plumbing in the Master Bath would be? This sounds like a nightmare scenario. Why someone would do this is beyond me. Im sure 99% of contractors on LI wouldnt touch this job with a 10ft pole.

I like your posts Walter, very informative on the geography on LI. But this seems a little bit nutty

[KENNY GUIDO]

Originally Posted by Nechums

Thanks for all your responses! Has anyone successfully done this with their house? What was the experience like?

I do this for a living and the satisfaction we get from the homeowers is always grateful. its just like buying a new home only everything is per your desires.

thats me on the back of the truck!

[propain]

Originally Posted by KENNY GUIDO

I do this for a living and the satisfaction we get from the homeowers is always grateful. its just like buying a new home only everything is per your desires.

thats me on the back of the truck!

Nice website. Great rating on the BBB, I wish I would have found you earlier.

I used Ambassador Home Improvement A little pricey but great work and the guys were awesome. Timmy is a great Project Manager. If you don’t get him, wait for him.

[Nechums]

Originally Posted by propain

I used Ambassador Home Improvement A little pricey but great work and the guys were awesome. Timmy is a great Project Manager. If you don’t get him, wait for him.

Did you add a second floor?