2nd Story Addition in La Grange Park IL (Brookfield, Ogden: real estate, lawyer)

[Midrash]

I am currently house hunting in the Western suburbs and have found that there seem be a lot of 2 bedroom single story brick homes in our price range.

Whilst we currently don't have kids and a 2 bedroom house would be sufficient for our current needs, I'd prefer to not have to relocate in say 5 years time.

I was wondering if anyone could give me some advice as to whether the idea of building a 2nd story addition in the Western suburbs (specifically La Grange Park, North of Ogden and West of La Grange Road) would be a viable option.

I guess my concerns are whether the local zoning regulations would even allow it, if the foundation of a 1000sq.ft brick house built in the 1950s could support a complete 2nd floor, and if I spent another 100k or more on it would I be spending too much on the house for the area and would I be better off just moving.

I guess I can only really get personal speculations, but they would be much more informed than mine.

[mh7]

There was a house in the 600 block of n cathrine in that area of la grange park that just had a similar project done to it in the last year (it was on the west side of the street, I think it was the 3rd house north of oak/catherine intersection), so I'd guess generally speaking its doable. The question of is it worth it without being able to do the architecture/general contracting yourself is a totally different question though.

[OakBrookMom]

Do your due diligence before you purchase the home. Have one of the more established builder/remodelers in the area come out and give you a free estimate on what that type of addition would cost. Add that to the price of the home and look around to see what you could get if you spent that now. Ask the current homeowner if they have an old survey - then examine the building codes and make sure the home's lot boundaries and current footprint don't restrict you (I had a project in Downers where the roof peak was restricted because of the distance of the original home to the lot line). The building inspector we use when evaluating a project home is also both an architect and structural engineer so while we pay more, he has saved us from one structurally unsound home and another that would not support an addition. Realize that living in a construction zone is hell and that it always takes longer than originally estimated and costs more, especially when dealing with an old structure. That area of LaGrange Park is great because of its distance to downtown LaGrange and the train stops but obviously you need to watch the budget because it's not LaGrange proper. Good Luck !!

[ihynes]

I live just across 31st St from LaGrange Park, in Brookfield, and two houses on our street added second stories in the last year. Both additions went up very quickly and look very nice.

[gardener34]

I have lived through putting a second story on our house. If you can avoid doing such an extensive remodel, do it. Move to a larger house. First of all, I have heard that the building codes in LaGrange can be quite strict. So you will be fighting battles dealing with that nitpicking. Also, a second story addition is a big deal, so you will likely have to move out of the house while it is going on. (we did) Also, dealing with contractors and tradesmen can be a seriously stressful thing to do. Ours disappeared for 3 weeks (no returning phone calls, etc) after we gave a big check for a partial completeion for thousands of dollars. We had to threaten a lawyer to get him back to work in a timely manner. We suspect he was doing the take from peter to pay paul thing...
Also, the town will want you to submit architectural plans before you begin. So you are going to lay out a substantial chunk for that first off and if they nitpick it, your architecture changes are going to cost also. Also, no contractors will give you a quote without seeing plans. You will save substantial amounts of money if you do not have any plumbing done. But that is unlikely because most people will want a bathroom upstairs as it will add to property values. I would do a second story ONLY if you absolutely cannot move or cannot find a second story property you like. We did it because we have waterfront property and we could not expand the footprint of the home.
We did ours 7 years ago during the real estate boom and we had a difficult time getting a contractor to do a second story addition. Everyone wanted to do new construction only, or decks or replacement windows because they were easier. I am guessing contractors now will be hungrier and you will not have the problems we had finding someone to do it.
Just some things to consider from one who has been there done that. You may consider asking the second story additions you see about their experiences in their specific town as that may make all the difference - also if they have references on which contractors they used. Good luck!

[Gin Gin]

I don't know anything about doing this in your location, but I watched my parents add a 2nd story to their house in Florida. It has been a big trend in their neighborhood as they live on the water where all the houses were built in the 50's & 60's and there is no land left on the water. I can assure you it is NOT easier than just moving. For one thing you can't live in the house during so you will have to move out and back in and find somewhere to live for the duration. It was very stressful for my parents and nearly 10 years later I think if you ask them now would they do it again I think they would both say no. They have a beautiful house now, but there were a lot of issues and it was a very stressful process.

I was an adult and on my own when they did this but I had lived in the house as a teenager and of course came home to it all through college. I worked nights during this time, and a couple of times a week I'd stop by in the morning after work to check on the progress. One morning I showed up after they had removed the roof. I can tell you it was a weird feeling to walk into the house, stand in my former bedroom and look up at the sky. Really weird.

[Midrash]

Thanks for all the advice everyone. After all that research, we found another house in the same area that was already a 2 story and had everything we needed. Our home offer was accepted last week and have the home inspection in the next few days. We're very excited and glad we found this one, it has saved us a lot of money than if we had gone ahead with the one that needed the addition. Now lets home the inspection all goes well....
Thanks again!

[chet everett]

I am glad you found a situation that sounds like it is going to work out for you.
That said I have personally sold several home in the very area that you looked at with either existing additions or to buyers that added on. If you know what you are getting into, and have solid handle on costs, that can really pay off handsomely. The smaller homes in LGP were generally built in early 50's to pretty high standards, they have right mix of modern enough not to be a money bit, but old enough to have some charm. Yes, it often does mean having some primative condition if you decide to live in while the new space in built. Tales of doing the dishes in the bath tub are common, as are a need to batten down the tarps during a thunderstorm.
I do not think LGP is any tougher than other towns, and one can a should SHOP for professional architects /engineers just like anything else: recommendations, value, flexibility all make for happy customers.

Good Luck!