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Old 06-14-2008, 11:07 AM   #1
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Half-story Addition


Hi all,

My wife and I have owned our one and a half story home (built in 1941) for two years now.

I’ve been eyeing my neighbors half-story addition for the past two years, and would like to do the same if it’s not too spendy. On the neighbors home, they removed one side of their roof and replaced it with a roof-line with less pitch, thus gaining head room in an additional 8ft or so of their half story - creating what I call a three-quarter story (disregard the detached garage in the bottom of the pic):

Half-story Addition-neighbors.jpg
Our upstairs only has 6-7ft x 27ft of space you can stand under, and is currently one big master bedroom with a small finished bathroom under the dormer in the middle of the space - which makes it a weird layout.

With the additional space gained, I think we could put in a nice master bath on one end, big windows overlooking our large back yard, and a big closet in a central master bedroom. I know this type of “three-quarter” story addition is common, because I’ve seen several similar examples. Some, like my neighbors, keep about 1 ft of the original roofline, and some don't keep any of the original roof line intact - not sure if that is a structural or aesthetic choice.

We just recently got a hail damage claim check from State Farm to replace our alum siding and asphalt shingle roof. So doing the addition now seems like the best time. My question is how much does something like this cost (excluding the cost of windows, roofing, siding, and the interior finishing) and how can we keep the cost to a minimum? A ballmark range is fine, I just want to know if we should even consider it. I am trying to get a few estimates, but the last two contractors blew me off it seems. They probably think I’m “taking bids” and not worth their time, so from now on I’m going to pretend like I heard “you are the best around” I guess.

The dimensions of the roof are 27 ft long, 23 ft wide, and about 9 ft high.

Half-story Addition-myhouse.jpg

Thanks,
Slam

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Last edited by uncleslam; 06-14-2008 at 11:13 AM.
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Old 06-15-2008, 12:24 PM   #2
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Half-story Addition


I guess what I need is called a "Big Dormer". Sorry, I not so smart

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Last edited by uncleslam; 06-16-2008 at 06:43 PM.
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Old 06-16-2008, 05:11 PM   #3
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Half-story Addition


There are companies that do just dormer shells. That's the framing and providing a weather tight shell. The interior is up to you. Total cost is dependant on you're location, finshed products chosen, structure complexity, how many baths are involved, etc....
If you want serious bids I would have plans drawn up so the contractors can see what they are bidding on.
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Old 06-16-2008, 06:49 PM   #4
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Thanks Ron,

So who do I hire to draw up plans? My wife works for an architectural firm, but they build schools and corporate buildings. I might be able to get one to come over, but they are not used to residential. Anyone that has had a similar size dormer built please chime in with any advice or costs estimates.
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Old 06-16-2008, 11:11 PM   #5
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You might be able to just call a, "Shell" dormer company in your area to get a ballpark estimate without plans.
It would help if you let people know where you live. This project in NYC would be higher then rural Indiana.
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Old 06-17-2008, 11:18 PM   #6
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I'll try to find some of those dormer specialists. I live in St. Paul, MN.
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Old 06-21-2008, 05:17 PM   #7
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Half-story Addition


We call that type of dormer a STEPED IN SHED ROOF DORMER. A good five man crew could build that, exterior complete, Roofed and sided in one day. As for your picture a good estimate would be in the area of $18,000
That no interior framing or ceiling beams, just ridge props. Good Luck BOB

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