Adding 2nd level to rambler (Minneapolis: loan, how much, houses)

[Pdd1978]

Hi All

Does anyone here have recent experience adding a second level to their rambler in Minneapolis?

I'm looking to add 3 bedrooms and a bathroom upstairs (approx 700 sqft). I'd like to get a basic idea how much it would cost, and if anyone had any good experiences with the building company you used.

I'm not planning on any fancy features, it's more about the space.
Floor would be carpet with tile for bathroom.
House was originally built around 1980.

Thanks in advance.

[UMN2BE]

Originally Posted by Pdd1978

Hi All

Does anyone here have recent experience adding a second level to their rambler in Minneapolis?

I'm looking to add 3 bedrooms and a bathroom upstairs (approx 700 sqft). I'd like to get a basic idea how much it would cost, and if anyone had any good experiences with the building company you used.

I'm not planning on any fancy features, it's more about the space.
Floor would be carpet with tile for bathroom.
House was originally built around 1980.

Thanks in advance.

I wouldn't even think of doing this nowadays. You're almost certainly better off selling and buying a larger house.

[Izzie1213]

Not exactly sure. My cousin added, basically a second story to home. Bought a 1940's home that had a walk up attic, stairs but it finished at all. He assumed he could bump out with a former or two. However wasn't up to code to do that. They had to take the whole roof off and put on new one with one large dormer. What you want done is even more drastic, it can be done, one near me that looks good. I've seen that it is approximately 20% more than if you were to build a home on ground level, unless you do some work yourself.

This home I've seen was done well. The back half of roof doesn't have a very steep pitch though. I suppose the roof would have much high if it was.
Google this house:
7007 West Palmer Lake Dr, Brooklyn center. I imagine the home was very much like the others before the addition.

[Pdd1978]

Thanks for the replies - looking at what we want to do I got a rough estimate of 100-125k for one reputable company to do everything.
That plus what we owe would still be less than the current home's value, so we might go for it - but if course we'll shop around and see what other places offer - perhaps looking for a company who will put up the frame and then do the guts in stages.

We really don't want to move out of our neighborhood, it's more about making the home the way we want it.

Now I just need the banks to give me a loan

[demtion35]

Originally Posted by Pdd1978

Thanks for the replies - looking at what we want to do I got a rough estimate of 100-125k for one reputable company to do everything.
That plus what we owe would still be less than the current home's value, so we might go for it - but if course we'll shop around and see what other places offer - perhaps looking for a company who will put up the frame and then do the guts in stages.

We really don't want to move out of our neighborhood, it's more about making the home the way we want it.

Now I just need the banks to give me a loan

Will the city code allow for such a project? Check that out first. IF so, there are plenty of folks who add on or even gut out the entire house and rebuild on site. I know of several homes that have done so. Some add an entire bath, others rebuild and expand an upper level. I think it does happen quite a bit, and you see it from time to time. Most often though, I think the homeowner takes out walls, opens up spaces, and such, maybe add a larger living space downstairs or remodel the entire kitchen. Many homeowners do much of the work themselves, stretched out over maybe a year, others hire out carpenters and or such.
Good luck.

[Glenfield]

You will need a trained architect or engineer to add a second story. We’ve done several remodels and used a design/ build firm. A good general contractor can save you time and money over contracting the job out yourself.

While you may be able to do some of the work yourself, I would caution against against getting in too much over your level of expertise.

A fellow not too far from us added a second story, doing the design and construction himself. Midday way through, after the sheathing was added, the whole thing tipped over onto the neighbors house. He had to bring in professionals for the demolition.

[Pdd1978]

Originally Posted by Glenfield

You will need a trained architect or engineer to add a second story. We’ve done several remodels and used a design/ build firm. A good general contractor can save you time and money over contracting the job out yourself.

While you may be able to do some of the work yourself, I would caution against against getting in too much over your level of expertise.

A fellow not too far from us added a second story, doing the design and construction himself. Midday way through, after the sheathing was added, the whole thing tipped over onto the neighbors house. He had to bring in professionals for the demolition.

Ouch - thanks for the insight - we don't plan to do much ourselves except maybe put up the doors/trim - any other work would be through licensed professionals, just looking at the most cost effective method overall.

[Pdd1978]

Originally Posted by demtion35

Will the city code allow for such a project? Check that out first. IF so, there are plenty of folks who add on or even gut out the entire house and rebuild on site. I know of several homes that have done so. Some add an entire bath, others rebuild and expand an upper level. I think it does happen quite a bit, and you see it from time to time. Most often though, I think the homeowner takes out walls, opens up spaces, and such, maybe add a larger living space downstairs or remodel the entire kitchen. Many homeowners do much of the work themselves, stretched out over maybe a year, others hire out carpenters and or such.
Good luck.

Thanks for the reply - City is ok with it. We're pretty happy with the house so don't want to gut it, basement is finished and we did the kitchen this year, just looking to add more space if possible.

[Izzie1213]

Glenfield, Yikes about the house tipping over. Probably didn't get any permits.

My brother bought a HUD home once that needed the whole roof replaced. The previous owner decided he wanted vaulted ceilings and must have taken a chain saw to the ceiling in the living room area and cut all the roof rafters, (whatever they are called) He also took out structural walls for a "open concept" look. The previous owner did manage to put up drywall too. How it survived heavy snowfall in Minnesota without collapsing I don't know.

The place was a money pit and probably would have been cheaper to teardown. The only value was the lot. This was 30 years ago before the fipping houses craze. He never moved in and sold at a loss.