[meadowlark]

Hello everyone. I have an accepted offer on a home that I love. For this home to fit my needs I will need to convert the attic to living space (office, bedroom and bathroom). It occurred to me that maybe I should be 100% sure that this will be approved by the city before I jump in with two feet.

My question: How do I make 100% sure that this will be possible?

 

[gregzoll]

You really cannot do anything with that place until it is in your possession. Depending on how the home was constructed, how the attic is framed for the roof. Will depend on what direction that you will have to go.

Personally it would be cheaper to find one that already has that space, instead of spending more on a home to expand it to what you want.

I would say keep looking. A lot of homes that come off of the market are still available to purchase. You just have to find out from your realtor which ones have come off and the owners still want to sell.

 

[Daniel Holzman]

I don't think you can be 100% certain that you will get the required approvals until you actually own the house, and apply for the required permits. You may need zoning approval, you will certainly need a building permit, and you may need planning board approval. You can certainly talk to the building inspector before you buy the home, they may be willing to give you a complete rundown on the necessary permits and approvals, and some idea how difficult it will be to accomplish.

 

[ront02769]

Pass and find something else. You have zero idea of what is involved and the cost. Ron

 

[carpdad]

Call a carpenter and ask the realtor if you can do non invasive look. Don't complicate it with codes and dreams at this point. Show, say I want a bed, study and a bath, how much? Another floor in an attic is usually not possible unless you raise at least one side of the roof. It is cheaper to buy a complete house you need. Do not use the realtor's inspector.:smile:

 

[kwikfishron]

Welcome to the forum Meadowlark.

If your offer was accepted and you now have the house under contract, between now and the time of closing you can defiantly have anyone you want to look at the property and give you prices on any improvements that you might like to make. From there you can make the choice.

You can always back out of the contract or make a new offer if after you do your due diligence you determine that the numbers don't work for you.

 

[ron45]

fftopic:

It's not everyday you hear the name Meadowlark.
I immediately thought.... Are you related.?

 

[jimn]

If the contract was accepted by the seller, it can only be terminated by the purchaser for what ever contingencies are written into the contract. Customarily there are only two in most contracts. The property fails inspection and the buyer and seller can't agree on a remediation plan or the buyer fails to get a suitable mortgage. The fact the attic can or can not be finished would not release you from the contract. If you choose not to go forward the seller has every legal right to keep your deposit except for termination reasons in specifically listed in the contract.

That being said many attics can't be finished because of the fundamental construction of the roof system and egress issues.

 

[jimn]

I guess I should have clarified. Do you have
A contract or an offer. If it's an offer I would walk and find a house that already has suitable space

 

[joecaption]

Pretty common question here and on just about any DIY site.
People tend to look up there and see all "that wasted" space.
Is the home on a septic? Reason I ask is one consideration when sizing septic systems is the number of bedrooms, not how many bathrooms so The heath dept. gets involved in the permits.
There has to be a code approved stairway.
There must be code approved egress window.
Ceilings joist in the room below most often where only designed to support the drywall, not a floor.

 

[GottaFixIt]

Another perspective:

The answer is always, "yes it can be done", but at what expense?

You've stated that you love this home, with the necessary upgrades. If you loving the home is truly contingent on them, I think you should adjust your strategy.

There are good options for "Buy and Renovate" mortgages out there - including the FHA 203k and Fannie Mae Homestyle programs. Here's a good link with info on these loan types: http://www.interest.com/fha-loans/news/finance-fixer-upper/

You'll be banking on the fact that the seller will work with you. You'll need to hire a good general contractor to bid the renovation and you'll need appraisals at current value and post-renovation value.

Of course it's possible that all said and done, the cost to upgrade will exceed the loan to value threshold and it won't work out. If the seller is looking for a quick sale and has other offers, they probably won't bite. But, if it all comes together, you may just get your dream home exactly how you want it at a price that you can afford.

Good luck