How much more would it cost to build another story?
My husband and me are going to build a house sometime soon and I'm trying to go through and figure out how we want the house and what materials to use. We have decided on a prow front house and went over all the pros and cons of that style of home.
My FIL wants to build a small scale model of whatever floor plan we like to help us make sure we want that layout. His daughter build a house 2 years ago and would have loved to change a bunch of stuff after having it built. I have looked at tons of pictures over a few years to get a really good idea of what it would look like.
The piece of land we are going to build on is flat which most prow front homes have a walkout basement. Due to the land we won't be building a walkout.
I was wondering about how much more it would cost to build another story since it would have the same roof and foundation? Also how much can I expect the heat bill to increase by heating another story? Would it be just cheaper to build a small wing onto the house than another story?
Here is the plan I've been messing with in Gimp to move stuff around. That is why it is choppy looking. The house would be 48'x24'.
You need to be asking local contractor these questions.
Your going to need wider blocks in the foundation wider footings, a larger heating system, extra cost for ducts. plumbing and electrical for an extra story.
I'm surprized when ever I hear of anyone wanting to go through building a new home.
At least 6 months to build (if your very lucky), the cost of a well, septic system, running power, all the permit cost, having to deal with all the subs, cost to finish grade, build a driveway.
There's just so many homes on the market now for far les then it would ever cost to build a new home.
Have you gotten approved for the financing yet? Even that is hard. They want you to prove you do not need the money before they give it to you it seems.
To add to Joe's comments, GENERALLY, it is cheaper on the second floor, or feels that way, because you have already done the peripheral stuff; water in, water out, elect, land, etc. For heating/cooling, go two stories if you can deal w/ stairs, as you want to minimize your area exposed to the ambient temp. Before you get too involved w/ the house plans, study heating/cooling info for your area, and try to pick a spot that will either get sun or avoid sun/wind, depending on whether or not you need free heat. Study windows; they are not just to look through any more. Study air tightness techniques; that is critical. Study HRV systems. Study insulation. A good architect, who knows heat loss/gain, etc, may be well worth the few grand they charge, as the percent it adds to the house cost is trivial. In short, study your butts off. Greenbuildingadvisor.com and buildingscience.com will give you a great basis. The more you know, the less carp some contractor is going to get away with (if you get a carpy one). That sums up my opinion.
Unfortunately you will always wish you did thngs different, it is human nature.
My husband has been saving up money and has quite a bit saved up since he has been an attorney for a while and is a village judge. We've been checking online for real estate but we live way up in northern NY and are surrounded by Amish. The cheapest house we have seen in the areas that we would want to live in for the last couple of years was $45K but needed to be completely gutted out, a new roof put on, and new siding. The next houses for around $70-$80K needed a bunch of work also but not as much as that and taxes were going to be $3K+ a year. He would rather just build a house the way he wants it than buy an old one that would need to be remodeled and have close neighbors.
His sister just built her house 2 years ago on 7 acres for $129K with appliances/furniture and only had to pay $1700 for taxes. She was her on contractor which saved her a lot of money and she did a lot of work herself with the help of family members. Due to her working she wasn't able to save more money. We did get some price quotes from her on what she spent. Some of the quotes she gave us where $13K for the foundation with a footer and raised wall, $3K for the well, $5K for the septic, $8K for appliances, $3K for solid wood Amish made kitchen cabinets, and she went with a cheaper wood floor that snapped together like laminate for $1 per sq. ft. She did spend a lot extra on some stuff that she want to look nicer which she didn't need. Her house was two story with a garage underneath and 1300 sq. ft. for the upstairs. She paid a lot to have 3 garage doors covered in wood to look like barn doors since she wanted the house to look like a barn.
My husband's dad owns the land (he is a farmer) which we would be building on so that will cut off the land costs other than the transfer fees and my husband can do the paper work. It is a 23 acre piece right outside the village. We prefer to live out in the country so we don't have close neighbors and have the land to use.
My husband does have a couple other friends that built their houses and one did almost all the work himself and got a nice house for around $30K.
We do have relatives that are certified electricians and plumbers that will cut us a deal. Have a few others that do carpentry work. Plenty of willing family members and friends that will help us in the building. If we have to we will wait till the following year to build and get everything set up. His sister is willing to help us get the stuff set up since she had to go through all the steps and know the possible waiting times.
My SIL does have a plumbing book but she didn't get any other books other than for plans. She had the guy that is going to do our drafting also plan where to put everything based on what she wanted. We are going to talk with him and show him what we want and see what his take is on it.
My SIL went with a forced air heater system that runs on propane but it doesn't really heat to good. I want hydronic radiant floor heating at least on the main floor since we have allergies and I hate ducts. With the possible money savings that would be nice to have. His parents have ducts and they blow dirt everywhere.
After reading some more on the internet I think it would be better to stick with a 1.5 story due to heating costs and incase something would happen where we couldn't get up the stairs. Maybe I'll add a small wing on the side of the house for more room or a attached garage.
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