Hi Kevin. I am an interior designer as well as a real estate broker and I design home additions, new builds, etc. as well as sell them so I can really help you with this question.
If you want to email me and let me know the address of the home I can help you out. Also, if you're planning to stay in the home forever, overbuilding for the neighborhood is not always a bad thing. It can raise property values around you if others follow suit and typically, eventually, you will recoup your investment if you stay in your neighborhood long enough. It just depends on the neighborhood.
Hope to hear from you.
Donovan Lord
Novanlord Realty
donovan@novanlord.com... more
I like Caroline's response, "It can mean nothing or it can mean a lot." Concrete takes approx. 100 years to completely cure. Generally speaking, it should not be built on for the first 30 days after a slab has been poored, but, this varies depending on what climate you live in. The first step would be to have a structural engineer take a look at the home to determine whether it is due to settlement or structural issues. In Houston we have "shifty" clay soil and deal with long droughts. I have an engineer willing to look at homes and provide a report for around $400. Contact a local real estate professional for a recommended residential structural engineer in your area. If he/she determine the crack due to a structural issue, have a minimum of three foundation companies provide estimates. Only choose companies that provide a trasferable warranty (Note: In most cases, the warranty is only good for the area of the home that was repaired). Foundation estimates are likely to vary quite a bit because the cost is mostly labor. If there is a large discrepancy in the recommended ways to repair, go back to your structural engineer or contact the Bay Area Building Industry Association for an independant consultant.... more
Google an inspector in your area. I as a Realtor don't refer inspectors, conflict of interest. I recommend you google one, you will get plenty of options.
The conversation here is potentially all correct, because so much depends on the situation for the existing home, Adding 420 sf to a home can be done for as little as 50k, but probably not in this situation, given the need for a new roof and potential structural issues, The only way to really know, is to have a qualified, licensed design build company come out to view the site and prepare a full estimate. My company, New City Construction, does exactly this kind of work. You can reach me at 240-994-0880 if you'd like to discuss the project further and/ or to set up a free site visit and estimate.... more
Hi Benjamin,
You have received great advice below. I would add that you can make your own drawing, it doesn't have to be to scale, however, must have accurate dimensions.
If you need a contractor to help with the expansion, I can give you a reference for very professional and reliable company.
Good luck!
Monica Goyal
408-476-0675... more
Pankaj:
In 1993, I acted as "owner/general contractor" in a fairly significant remodel. We tore off the entire roof, and with the exception of three, every wall down to the subfloor; gutted all the old electrical, HVAC, galvanized plumbing, drain/waste piping etc. We then added 1700sf and doubled the home's size.
Hear me on this topic: your cost can only be accurately determined based on the level of detail provided to the contractor bidding on your job!
Commit this inverse relationship to memory: Increased detail = reduced Change Order$ (not a good idea to travel down the reverse path).
If you are going to remodel definitely use an architect! I'm extremely pleased we didn't build what I had “cost-consciously” created on my home computer at the time. Also, start collecting your remodeling ideas (with pictures) so you can communicate exactly what you want to the Architect. Both you and the Architect will be pleased you did! A fantastic tool you can use to gather your “design thoughts” is http://www.houzz.com – I certainly wish I had it back in 93! Figure on at least a year to “perfect” your remodel on paper and the corresponding budget (the legwork takes time).
Use LICENSED contractors when a task crosses over your “Do-it-yourself” comfort level of difficulty. https://www2.cslb.ca.gov/OnlineServices/CheckLicenseII/checklicense.aspx
Make sure to obtain a permit for the work. If you do not take this step an Appraiser will not be able to provide any value for the remodel, which could "blow-up" any future sale because this can affect the Buyer's financing in addition to making the Buyer wonder if the remodel was done per building code.
From your profile I assume you live in SJ. Here’s the main permitting site for San Jose for your reference: http://www.sanjoseca.gov/building/permit.asp
Visit the SJ permit office to find out what you will need to provide them based on the scope of your project. Most of these offices are quite helpful in this regard. Ask about your "Property Line Set Backs". Just about every detached residential home has "setbacks" that bound the front, back, and side foundation foot prints of any remodel to a limited space (sometimes you can actually extend this about three feet if you cantilever a bay window). There may also be “Floor Area Lot Ratios” that effectively govern this as well. Bottom line: don’t let this scare you away from your project, just confirm details via the city permit department.
Moving forward to the completion of your remodel:
When a City or other governmental jurisdiction issues a building permit, they are required to notify the Assessor's office of that new permit. Santa Clara County, and all 15 cities within the county, are required to provide the County Assessor with copies of building permits. This notification is required since the Assessor is mandated to assess value added by new construction. Typically, this will manifest itself in you receiving a “Building Questionnaire/Statement Form” to fill out and return to the Assessors' Office which asks for details of the project. This is due to the fact that new construction that adds value to the property will generate a one-time supplemental assessment representing the market value of the new improvements. In your case, only the value of the new 500sf is added to your assessed value. Your property’s “base year assessed value” (structure and land) remain unchanged.
The timing/completion of the remodel also influences this reassessment as follows:
Each year, on January 1st, County Assessors determine the market value of all residential properties (however, each property’s value, and therefore its amount of tax, is controlled by Prop 13, which you can read about below) If the construction is ongoing on the first of the year, an estimate of the value of the partially complete construction is made and entered on the next assessment roll. When construction is complete, the base year assessed value is determined and a supplemental tax bill is issued for the difference between the value as of the date construction is completed, and the value that existed on the assessment roll.
"Estimating Property Taxes in CA" http://www.trulia.com/blog/steve_ornellas_mba_re_mastersgri/2010/05/estimating_property_taxes
-Steve... more
Hello,
Actually it is very easy to do it yourself if you want. You have to go to the local courthouse, where the property is located, and get the documents that you will need in order to do it legally. Ask a clerk there for the documents and they will give them to you, but they will NOT give you legal advice.
Once you get the forms, the form that gets the ball rolling is the Demand for Possession Non-Payment of Rent which requires payment of rent or possession of the premises within seven (7) days (excluding Saturday, Sunday, and legal holidays) after the date of delivery of notice. Yes, you can deliver that document to the tenant yourself.
If you don't feel comfortable in doing that, you can pay the court to serve it for you.After the expiration time on the service of the Seven-Day Notice you may proceed with filing the Complaint for Eviction. You will file the original Complaint with the Clerk at the courthouse. The Court must also receive a copy of the Seven-Day Notice and a copy of the lease. You must also attach a copy of the notice and lease to each copy of the Complaint.
The filing fee is different depending on where you live. After the Complaint is filed the Clerk will issue a Summons. A copy of the Complaint, Seven-Day notice, and lease may be attached for service on the tenant. The clerk will usually offer to arrange for a Deputy Sheriff or a process server for you. If you are doing the serving, you can post the Summons on the Front Door of the property.
The court will notify all parties of the Court Date, usually the earliest possible court date is seven days from from filing, but the average wait will be ten days to two weeks. District court calendars assign certain days to deal with each type of proceeding. Make sure you have all of the monies owed calculated for your day in court; rents' due, late fees, court costs, etc.
Many tenants will not show up for an eviction court date. Some will have moved before the date, many others believe that the outcome is inevitable; either come up with the money or move. If the tenant fails to answer the Summons and show up in court, the landlord may request a Default judgment. The judge will usually grant it.
If the tenant does show up in court, the judge may ask you to state your case and the tenant will be allowed to answer. Provided the proceeding remains confined to a failure to pay rent, the judge will likely proceed with a judgment for rent and possession. The judge may even ask you to arbitrate to work out a payment plan.
That's a quick summary, theres a bit more to it than that, but that should help.
HAIG
Elias Realty
(248) 379-6547
realtorhaig@aol.com... more
Tania is right. In fact that also includes the type of brackets you use to hold the piping in place. I heard of a house in the bay area blowing up when the homeowner replaced the copper bracket with a galvanized one on the gas line in the subfloor. (They did probably save 50 cents because the copper ones do costs more though.) The electrolysis ate a pinhole in the copper pipe and the subfloor filled-up with gas; add a spark and kaboom!... more
I don't live far from your location (s. First and Stassney) and have sold multiple homes in your neighborhood. I would be happy in assiting you with your research. Market statistics are available to research values at different square footages to show you cause and effect with your differnt options. I work with investors on a regular basis whose project estimators are good at estimating what rehabs will cost expense wise. On a side note if you do sell my company offers Full Service Listings for only 4.5% versus higher fees by most other and we pay our buyers to purchase with cash back rebates up to $2000. Please contact me if I can be of service.
Rodney Harris
Realtor/Austin Team Leader
Ready Real Estate
512-585-5017
rharris@readyrealestate.com... more
Did you see this?
http://www.lyonfinancial.net/texas_mortgage_loans.htm
Please let me know what kind of APR you can get if you decide to finance with 3rd party.
I work for a couple of builders so, I can give you a pretty good estimate. Contact me directly so we can get more info about sq/ft, features & ameneties and lot location.
Joe Sorrentino
Assoc. Broker - MJ Peterson Real Estate
716-998-5637
email/ text: joe@716sold.com... more
KJ,
Darrell's comment is right on the money. Speaking as an architect, I'd also add that an architect could help you with this process. A good architect should be able to come up with a conceptual strategy for the addition (including consideration of code, structural, and design issues), and give you an opinion of probable construction costs.
AIA Seattle has an excellent online resource for finding a local architect: http://folio.aiaseattle.org/residential
And if you're interested in modern design, check out our website: http://eggfarkarch.com
I hope that helps.... more
I am not a builder but we have been using vendors off the www.reoprep.com vendor registration lately and they have been great. Just let them know you are in the business.
In most cases it will help. It sounds like you may be considering building one. Some things to be aware of:
Is it common in that neighborhood to have a guest house? If not, the premium you might expect for having one might be limited. Reason being is that people typically look in areas where they can afford and if your home is priced outside of an acceptable range for the neighborhood it will be harder to sell.
Will you be eliminating a significant portion of the yard area? This somewhat related to the first question in that people may desire your neighborhood for large yards and/or pools, and if yours is limited by the guest house it could impact the value you would expect to gain from having the guest house.
Make sure it conforms to the styling of the main home and neighborhood, and be sure to use quality workmanship for the construction.
Make sure it is permitted and confirm whether it can be used as a rental, if that's your plan. Many areas allow "granny units" but not rentals. So, if you are planning to have the rental income from the guest house enhance the value, that will be something to consider.
There's more of course but hopefully that is helpful to you for now. Good luck!
Sincerely,
James Stevens
(818) 636-9394
james@jlsrealestate.net... more
This will definitely depend upon who you call. I would think you could get it done on the low side of $3000 depending upon how much work they will need to do. It will go up from there.
Best Regards,
Brenda
Ron & Brenda Cunningham
West USA Realty
602-980-3133
*** Recognized in the Phoenix Business Journal as "One of the Top 50 Realtors in the Valley"
If you are looking to buy or sell a home in the Phoenix Metro Area, be sure to give us a call!
www.CunninghamHomesAZ.com... more