Cost of Foundation (Maynard: how much, house, crawl space)

[TransnationalElite]

Hi Folks,

Looking at a property which could either be a good invest to sell or, with the right kind of changes internally and an extension, could be our home.

Its an old Cape Cod style house with a 3/4 cape roof (I hope that is the correct style, I just looked it up. Long, steep slope to the front and shorter, less steep slope to the back). 2 bedrooms (front to back) on 2nd floor with bathroom in between.

Downstairs, entry door in the middle opening to stairs, and living room to the left. Back half has one bedroom to the left, another full bathroom next to it in the middle and then kitchen to the right. There is another bedroom on the right of the stairs accessible from the kitchen.

We want to extend in to the rear which would require getting a foundation done first. If we extend 10x34 backward (10 ft deep along the width of the house) we could get a nicer setup of open plan living, dining, eat in kitchen and some space left perhaps. Reposition the bathroom to the downstairs bedroom.

We plan to use IKEA for kitchen and bathroom updates - would source ourself. Also, look online for best rates on Panaroma windows.

So, given that, if we were to extend to the rear, we would extend the walkout basement as well adding at least 340 sq. ft (currently 1620 sq. ft) and 680 sq. ft if the basement is finished.

Q1: What would be an estimated guideline for getting this size of a foundation?

Q2: We'd be opening up the space from the rear load bearing wall which may add to the cost - how much? (it'd be 34 ft across)

[gf2020]

A few thoughts...

Do you have sufficient rear setback to go back an additional 10'?

If you are increasing the size of the house from 1620 sq ft to 1960 sq ft, is that permissible in your zoning area?

Just the foundation would be approximately $12,000. You could save some money by just making it a crawl space. Obviously you would then need framing and a roof to make it useful. You will definitely require an engineer to help with your plans if you plan to have an open span across the back of the old house in to the addition. I would estimate $80,000 for the completed addition including a new modest kitchen and relocated bathroom.

[TransnationalElite]

Hi gf2020!
Thank you!

Yes, it's quite a large garden/yard at the back which then overlooks a river. We could build quite far out ie about 30-40 ft and it wouldn't be a problem but we only want about 8-10ft to expand the kitchen and living space and add a proper dining area. We don't want to lose the downstairs bedroom.

Now that you say it, another idea would be to just extend the kitchen outward to the back, put a deck to the left of that and rear of the existing room, add on panaroma Windows and French doors to maximise on the view and open up the space a bit.

Who is the right person to work with on this in terms of developing plans, and estimating costs including permits. Rather who would be able to give a yes/no of possibilities and better estimates without costing too much?

[Parsec]

Originally Posted by TransnationalElite

Hi gf2020!
Thank you!

Yes, it's quite a large garden/yard at the back which then overlooks a river. We could build quite far out ie about 30-40 ft and it wouldn't be a problem but we only want about 8-10ft to expand the kitchen and living space and add a proper dining area. We don't want to lose the downstairs bedroom.

Now that you say it, another idea would be to just extend the kitchen outward to the back, put a deck to the left of that and rear of the existing room, add on panaroma Windows and French doors to maximise on the view and open up the space a bit.

Who is the right person to work with on this in terms of developing plans, and estimating costs including permits. Rather who would be able to give a yes/no of possibilities and better estimates without costing too much?

I think gf2020 is asking if you have sufficient setback, not if you have enough physical space. If there is a river running back there, it's most likely protected/conserved land. In that case you'll need to leave a 100 foot buffer or more depending on the town.

[TransnationalElite]

Originally Posted by Parsec

I think gf2020 is asking if you have sufficient setback, not if you have enough physical space. If there is a river running back there, it's most likely protected/conserved land. In that case you'll need to leave a 100 foot buffer or more depending on the town.

The answer is yes. We only need 25ft setback. Confirmed that with local development department this morning. They checked the address so it's not a problem.

[mmyk72]

Is the house on septic?. If so, that could add complications.

[TransnationalElite]

Originally Posted by mmyk72

Is the house on septic?. If so, that could add complications.

No. Water and sewer on public. Heating and cooking on gas. Baseboards in every room.

[LoveMaynardHowever]

we are building a 12 deep X 34 width addition to expand Kitchen , expand bath, first floor laundry and den. New deck is needed and the holding tank needs to be moved a few feet. $165,000. We got 3 estimates and all around there.

[Parsec]

Originally Posted by LoveMaynardHowever

we are building a 12 deep X 34 width addition to expand Kitchen , expand bath, first floor laundry and den. New deck is needed and the holding tank needs to be moved a few feet. $165,000. We got 3 estimates and all around there.

Jeepers, that sounds like a lot! Is that for a 2 floor addition plus an expanded full basement?

[TransnationalElite]

That is a lot! Didn't thunk about depth. Assuming there is cubic feet figure used as a guideline (base). Anyone know?