Closing off two story foyer (Star: how much, house, construction)

[Love to travel]

We're considering closing off our 2 story foyer to create another room on the 2nd floor. Does anyone have knowledge or experience on this? We're just at the start of considering it, and unsure if there are certain conditions that have to be met in the existing construction that would make this do-able or not. Also, I don't have a sense for how expensive it might be. If anyone has knowledge in this area, I'd love your input. Thanks.

[MikeJaquish]

Do you have a window in the upper level of the foyer?
Often they are at below floor level, and will make the job much more difficult and expensive if you have to raise a window assembly with sidelights and a half circle on top. $$$$.

It is nearly impossible to assign even a ballpark cost. Foyer configurations vary widely, with stairs, doors, arches, and the framing involved.
I have looked at a couple and I think it is very expensive square footage to gain after construction, unfortunately.

[daisyboat]

Your would first need to start out with engineered floor plans to determine if it is even possible to create a floored room in that currently-open area. A lot will depend on the current joist structure and foundation structure of your house and location of current load-bearing walls.

[BoBromhal]

I am not an engineer, nor a licensed GC. I have seen it done several times. As MikeJ says, it's very expensive square footage, so do it because you want it, not because you're concerned about making money on it.

Daisyboat makes excellent and accurate points, though i would "counter" that the likelihood of meeting the engineering needs easily are very high. It's things like the window, whether there's a catwalk or "solid" wall on the end, etc.

[Sal_M]

We were considering the same project and were given a rough estimate of $30,000.

[Bamaman1]

One area to look into is the steps going up to the second level. Is there room for steps to have the proper height, width and length going up there. (Many modern homes have steps that are often steep or stick out into doorways.)

The other question is whether your second floor square footage is just insufficient to begin with? Do you really need it?

We have 3 bedrooms, two full baths and a bonus room upstairs--good square footage.

The bonus room is the space over a triple car garage. Often the rooms over a garage is inexpensive square footage.

[cheapdad00]

How much square footage will you add? 120, 150 - probably very expensive. I know someone who did the same with their 2 story family room, probably didn't cost much more, but added ~400 sq ft.

[Starglow]

Originally Posted by Sal_M

We were considering the same project and were given a rough estimate of $30,000.

Hmmm.....$30K is also the cutoff ceiling pricing above which requires a licensed GC.

[Sal_M]

Originally Posted by Starglow

Hmmm.....$30K is also the cutoff ceiling pricing above which requires a licensed GC.

That was from a licensed GC and was median ballpark number I was given. Depending on structural needs and what you will do with the space it could be more expensive. I did have one GC who started out much lower. For a project like that I am only getting quotes from a licensed GC who is fully insured.

[CardinalRed]

Need engineer reports and a good contractor. Sounds expensive to me...do you really love this house otherwise love it or list it.