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Unless she lives in a mansion ( and hey maybe she does) or has an unlimited budget for relocating HVAC/water heater/ that pesky roof (and hey maybe she does) there is not a lot of imagination needed to finish a third floor. Quite frankly any decent contractor can lay it out.
Great! Do you have any suggestions of contractors for the OP to talk to? Since, you know, thats the point of the post?
Thanks, yes, I have an idea of what I want but need someone to tell me what's possible in that space and how best to maximize as well as maybe do some extras (creatively) that we aren't thinking of. I'm struggling to find some names of people to start with.
The good ones will immediately ask your budget for the project, to qualify you in terms of your grasp of reality.
Some remodelers have a minimum project budget threshold because they can pick and choose projects.
1000 SF Attic finish?
Design/build sounds like $75,000 and up. Are you going to add a kitchenette, bathroom, lots of cabinetry built-ins?
When looking at designer and contractor websites, study the predominant styles in their portfolio and see if they appeal and are complementary to your taste and home style.
When interviewing, inquire how they handle engineering any structural modifications.
I would hire Heather Washburn in a heartbeat. Know her personally, her skills, vision, integrity, tenacity, and passion. Her work may or may not suit your tastes, but she is amazingly creative. She is not a GC, but certainly can help in that area. https://www.calico-studio.com/architecture
Oh...
Never be impressed that any service provider's self-professed qualifications are christian, veteran, region's "most trusted."
Unless she lives in a mansion ( and hey maybe she does) or has an unlimited budget for relocating HVAC/water heater/ that pesky roof (and hey maybe she does) there is not a lot of imagination needed to finish a third floor. Quite frankly any decent contractor can lay it out.
I agree, attic finishes are rather prescriptive, especially if it was built with the intention to be finished as then the builder would have run plumbing lines and kept any HVAC equipment out of the "would-be" finished 3rd floor envelope. Adding a dormer would be more of a challenge, because it requires cutting into roof/sizing beam/etc. - but those are all straightforward construction steps.
I agree, attic finishes are rather prescriptive, especially if it was built with the intention to be finished as then the builder would have run plumbing lines and kept any HVAC equipment out of the "would-be" finished 3rd floor envelope. Adding a dormer would be more of a challenge, because it requires cutting into roof/sizing beam/etc. - but those are all straightforward construction steps.
Sizing beam/etc needs to include a calculated and demonstrated load path to the foundation. Engineering discipline and building inspection territory.
Having the original/as built print docs could be helpful.
But, the OP indicated the dormers are already in place, so perhaps moot.
Does anyone know who can draw up plans to finish an unfinished 3rd floor?
...so we can visualize better what's doable (etc) ...
Start with the "as built" and similar construction drawings for what you have now.
Top of the list is whether that top level is a FLOOR or just a nice storage loft.
Start with the "as built" and similar construction drawings for what you have now.
Top of the list is whether that top level is a FLOOR or just a nice storage loft.
Done:
Quote:
Originally Posted by Love to travel
I don't anticipate any issues, it's a full 3rd floor (initially built w/ the expectation to finish). So hopefully no surprises. :-)
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Creative comes last
