Adding 5th bedroom to Hemingway

We have a VanMetre Hemingway. We did not add the 5th bedroom and bath and regret it. We would like to investigate adding them. We have a contractor coming over to look at it (he used to work with Vanmetre so is familiar with the Hemingway). What kind of problems could we have adding a room inside the house over open space? Will there be a lot of pounding involved and could that damage other areas of the house? Any words of wisdom from anyone who knows something about construction would be appreciated!! Is there anything we should look out for or ask this contractor? It will be a big mess I know, but I don't like the two story livingroom and we could use the spcae for out of town visitors.
Thanks!!

 

Yes...he can help you...but with the housing market in such a downturn why would you want to add to an existing moneypit! You're only shooting yourself in the foot! Move! </lee>

 

Thanks a lotttt!!!! Mr Linux and Mr Brim. I swore I would never post in this section of the forum and now here I am. ha ha OK one time only post here!! ha

I don't design remodeling projects especially for my family except my wonderful mother in OUTLAW or I would never have any peace with my wife. ha ha ha

Brim is right if you plan to move in the next several years, having said that if you need the space and don't plan to move for awhile this is a very economical way to get another bedroom and bath or.

Your builder should have someone who can draw these plans fairly economically it is a very simple design project or should I say I THINK it should be since I have not seen what you are going to do exactly.

Just make sure your builder gives you a detailed schedule and cost estimate and make sure you see all the insurance papers and check with your insurance also, but give him some leeway because things in building don't always go smoothly.

This will be a noisy messy project especially because of where you are doing it. Make sure the space and construction entrance is well sealed from the rest of the house including the heating and air system from that space or better yet don't even use it if you can. Drywall dust could be a nightmare if it gets throughout the house. The whole success for your project will depend on your contractor and how well you all work together.
I can't say this enough MAKE SURE YOU GET A BUILDING PERMIT.

Lee

 

Thanks Lee especially for the advice about the heating/cooling systems! I never thought about the drywall dust getting into those! We do plan to stay at this house for many years to come so it will be a good addition but I do dread the mess!
Question, when you get a building permit does the county come out and inspect to make sure everything is done to code?

 

most definitely

 

Absolutely and the inspector is your friend not the enemy!!!!

 

One thing to consider - depends on what you mean by open space. Is this building over a 2 story family room, or unfinished space in the attic/roof area? A former neighbor of mine had the latter, and when he looked into it, between the cost of adding metal support beams in the subfloor as well as re-engineering the roof because you may have to take out all the roof trusses in your previously open space - Lee is right, you really have to want to stay in your house to make it worthwhile (both in time and money!)

 

Finally, if this project is going to affect the exterior look of the house, you need to get a authorization from the HOA's Modifications Subcommittee.

The requirements for submission are listed in the HOA's Modficiation Subcommittee's guidelines which you were issued when you bought the house. Everything that is listed there is required for submission.

 

This project does not affect the exterior of the house, the windows are already there. If you do not pay for the 5th bedroom option you get a two story livingroom. So two of the four walls and the ceiling and windows are done. We need to wall in the upstairs hall that looks over this area, add the floor and the bathroom. It would involve an electrician and a plumber besides the drywalling.

 

Really no problem then.

As far as adding the floor, etc .. I'd make sure that the plans are being drawn up by a professional architect, not by the builder using some $49 software package.

You need to have someone who understands the floor loading requirements and the proper beam sizing for that load.

 

Does anyone have a contractor they have used for remodeling that they would recommend?

 

Actually Neil the plan review and inspector is pretty good at checking all that structural stuff even if done by the homeowner which they can draw their own plans although they could ask for an engineer to draw and design them if it looks too complex. What I would do is get hold of the plans fron Van Metre or who ever built the home and they have all the structural details on them for the model with the bedroom and bath version and that would be a good strating point. Although don't steal them just ask and I bet they would help you out.


Lee

 

I will add if you use floor trusses the truss company will have their engineer many a time design and stamp the floor system if you buy the trusses from them.

Lee

 

Not only does the County come out to inspect that you are up to code, they send 4 inspectors to check to see if you are up to code. They are a plumbing inspector, electric inspector, mechanical inspector and framing inspector (structural). You must pass all four before you can drywall. Code information is on the Loudoun County Government web site. A good contractor should be familiar with the codes but it might be worth it to familiarize yourself with the process. Good luck!

 

Maybe Lee (or anyone else who may know) will answer one more question. We found a contractor that we are interested in using to put in the 5th bedroom and bath over the livingroom. This contractor said you can put the floor in one of two ways. You can pull out the drywall and attach to existing floor or you can buy special brackets (made just for this purpose) and attach the floor like a deck attachment. He said he talked to the Loudoun building inspector and he said either way would be OK. Do you think one way or the other would be better in the long run? I know pulling out the drywall will be a mess but it is worth it if it is the best way.

 

Having not seen the project so this is just a guess!!! I would go with the less messy way as long as the county approves it.

A tip for the joist hangers, place some glue in the hanger before you put the floor joist in, it will help prevent squeeks!!!

Lee J Buividas

 

Thanks Lee for your opinion and the tip too! (since I don't know anything about construction any tip helps!)