Re-modeling a house with exisiting un-permitted work

[Tommy2000GT]

How long have you owned this house?
Was the non compliant bathroom disclosed before the sale?
Are there disclosure laws in your state?
How long ago was the bathroom built?
Does the bathroom project into city required side or rear yard setbacks?

The answers to those questions will give you some direction.
I've remodeled a lot of older homes that have illegal additions/remodeling. It's rarely a cut and dried situation.

I've had it for 2 months. It as one of my parents rental properties. But they let me have it now by doing a quit claim deed transfer so no need for disclosures.

The bathroom was put in 10 years ago.

It has plenty of side setback.

 

[Greenman]

Then you need to have a chat with whoever is drawing the addition plans, and probably the head building inspector. The way the bath was constructed is going to determine if it can be made complaint.

 

[Tommy2000GT]

I just spoke to an architect. He says maybe it can be grandfathered in. I didn't hire him yet but his flat fee is $7000. Is that reasonable? I'm only adding 300 sqft.

 

[fstime]

Flat fee means what exactly? If you were building a 3500 sq. ft home, you would be charged the same amount as a measly 300 sq. ft?

That price sounds terrible.

 

[Greenman]

That's over $23 per square foot for plans. It seems very high to me, but I have no idea what the scope of the project is, or what the requirements are where you live. I'd sure as hell get another price or two.

 

[Tommy2000GT]

I figured the price was way high. This project consists of building a new foundation and adding a 2nd roof gable for the addition. Then moving the kitchen to the back and adding a master bath. The property has two units and city wants a drawing of 2nd unit as we'll even though nothing will be done to it.

 

[alkemyst]

Flat fee means what exactly? If you were building a 3500 sq. ft home, you would be charged the same amount as a measly 300 sq. ft?

That price sounds terrible.

More than likely a minimum the guy wants to do anything.

 

[Tommy2000GT]

I checked with a general contractor and asked who he recommended as an architect. He said his architect friend charged a client $10k for a similar addition like mine. And the contractor said my job will roughly be $150k but he said he needs plans to be exact so don't quote him yet. I was hoping to be below $100k.

He said since I'm adding not that much sqft, that's why it looks really high per sqft. As you add more sqft, the cost per sqft will be lower.

 

[Greenman]

So you're doing a 300 foot addition with a new kitchen and a new master bath?

$150k is on the high side, unless you're doing an upscale kitchen and bath. Where is this house located? There is a pretty substantial price difference depending on where you live.

 

[Jimzz]

Check craigslist we had someone draw up our plans for maybe $600. He did this on the side from his normal job. Plans were up to code and we got all the permits.

I also did an addition, about 1000sq/ft and our basement was never permitted. I don't mean the wiring or adjustments I mean the WHOLE basement was done without permit (was added maybe 30years after the house was built). So we had to bring it up to code. That added another 10k to our addition due to the egress mostly.

Best thing to do is ask the permit office. They are there to help. Yea as said they have to make people remove bad/unsafe work all the time but there's a reason for it.

 

[Greenman]

Flat fee means what exactly? If you were building a 3500 sq. ft home, you would be charged the same amount as a measly 300 sq. ft?

That price sounds terrible.

The reality is that most of it is going to be the same amount of work no matter how big the project is, but most of that is standard details.

 

[Tommy2000GT]

So you're doing a 300 foot addition with a new kitchen and a new master bath?

$150k is on the high side, unless you're doing an upscale kitchen and bath. Where is this house located? There is a pretty substantial price difference depending on where you live.

Originally it was supposed to be 230sqft addition. There is a 70sqft addition in the back that is lower than the rest of the house that was built by someone, probably 30years ago based the style, windows, and other features. So they have to knock it down to make it right this time and this is where 300sqft comes in.

So $150k includes:
1. Demolishing old 70sqft addition.
2. Make new foundation and roof for 300sqft addition.
3. Master bedroom will be bigger.
4. Removing tiny closet and adding bigger closet to master bedroom.
5. Adding master bath.
6. Moving kitchen from the middle of the house to the back. This will make the living room and kitchen bigger.
7. A small deck in the back.
8. A utility room which will have washer, dryer, and water heater.
9. New central furnace in the attic. Right now it's just a wall furnace that heats 2 rooms.
10. Medium grade materials for bath and kitchen.

 

[NutBucket]

If you're adding central heat you might as add central air at the same time IMHO.

 

[Tommy2000GT]

If you're adding central heat you might as add central air at the same time IMHO.

It does not get hot that often here (San Francisco). And then maintenance costs in the future is another expense.

 

[NutBucket]

Which part of SF? (just curious)

 

[Greenman]

Originally it was supposed to be 230sqft addition. There is a 70sqft addition in the back that is lower than the rest of the house that was built by someone, probably 30years ago based the style, windows, and other features. So they have to knock it down to make it right this time and this is where 300sqft comes in.

So $150k includes:
1. Demolishing old 70sqft addition.
2. Make new foundation and roof for 300sqft addition.
3. Master bedroom will be bigger.
4. Removing tiny closet and adding bigger closet to master bedroom.
5. Adding master bath.
6. Moving kitchen from the middle of the house to the back. This will make the living room and kitchen bigger.
7. A small deck in the back.
8. A utility room which will have washer, dryer, and water heater.
9. New central furnace in the attic. Right now it's just a wall furnace that heats 2 rooms.
10. Medium grade materials for bath and kitchen.

There are a lot of variables, but on the surface that doesn't seem like a bad price, nothing is cheap in SF.
I didn't realize that you were so close to me, I can recommend an architect if your interested. She's right across the bay from you in Kensington, I work with her a lot, very nice lady.