Five Things to Do Before You Do an Addition

Author: Nancy Dickinson, Source: ezinearticles.com

As an Architect specializing in residential design, I have met with many clients over the years who are contemplating doing an addition. In the beginning of the process, I usually go through the following 5 steps to ascertain if adding on is the best course of action for them. You can use these same 5 steps to figure out if doing an addition is right for you.

1. Should You Move, or Add on?

There are some negatives to doing an addition that should be considered:

a. loss of privacy (contractors arrive very early in the morning)
b. exposure to hazardous materials (small children should not be exposed to lead dust)
c. inconvenience (how long can you live without a kitchen)
d. dust (during construction it is everywhere)
You should stay in your house if:
a. you love your neighbors, neighborhood, lot
b. it would be cheaper to add on than move

2. Consider Throwing Out Instead of Adding on.

Almost every client I meet with could gain substantially more living space if they would throw out what they are not using. Consequently they could build a smaller addition (or not need one at all).

a. Say no to your in-laws/parents when they ask if you will “store a few things for them”. I have seen entire attics/garages filled with furniture from parents who have downsized. Store 3 things you like, then politely say you don’t have room for more.
b. Get a dumpster, share it with your neighbors. If you haven’t fixed that broken chair in 5 years, throw it out.
c. Go through one room a week. Put 2 bins in the middle of the room (one – trash, one – for charity). Go around the room counter clockwise and get rid of anything you haven’t used in 2 years.
d. Don’t save anything for someone else’s kids. Give it to them right away and let them decide if they want to store it.

3. Masterplan

Think about what you might want to do in the next year, 3 years, 5 years, 10 years, 15 years. A neighbor renovated her kitchen. Then that same kitchen was removed when an addition was done 3 years later.

a. how long do you want to stay in your house? You can do all the work shown in a masterplan, or phase over many years.
b. Include repair and upkeep in your masterplan. The more you can include in your construction contract the less the cost per square foot is.
c. Think flexible use. A bedroom can be an office, sewing room, tv room, exercise room. A basement rec room can be plumbed for a future in-law apartment. Specialized uses like home theaters are no longer considered a plus.

4. Research at Town Hall

You might assume you can do an addition, but there might be some circumstances that could prevent you. You can get a lot of information at the townhall. The town employees work for you and usually are happy to help you figure out what you can do.

a. Building Department: Sometimes there are old drawings on file of your house and a survey. A survey will help you figure out if your house meets current zoning requirements. Talk to the building inspector. He can point out if there might be zoning issues (inadequate frontage, too small a lot) or building code issues (attic head height issues). Keep in mind Zoning is unique to each town. What might be allowed in one town won’t necessarily be allowed in another. (Zoning regulations are usually available on the web.)
b. Board of Health: If you have a septic system (ie you’re not connected to sewers) then you need to figure out if your system will allow an addition. In general, if your septic is sized for 3 bedrooms, you are allowed (2×3)+1=7 rooms. Each town usually has its own requirements. Some let you count 2 rooms as one if they are open to each other. Others won’t if the two rooms have different flooring. It’s best to talk to your board of health about what you want to do. They will help you figure out what your options are. If your septic would need to be upgraded to do an addition then that should be considered when budgeting.
c. Conservation, wetlands, river frontage: If you are near conservation land, wetlands or a river there might be restrictions about how close you can build to these areas.
d. Engineering Department: It’s always good to figure out if you are in or near a flood zone. Best to locate an addition away from this area. Also some towns will have maps showing where the water table is high. They might have restrictions about doing an addition in such an area.

5. Figure Out Your Finances

People are often shocked by how much construction costs. There is usually a disconnect between what they want and what they can afford.

a. Costs to budget for: Preliminary services (survey), Architects fee (if you are using one), construction, appliances, furniture, landscaping, contingency (any problems that come up in the field than could not have been anticipated), future taxes, future energy costs.
b. Talk to a realtor. Don’t build more than you will be able to sell. (This is less of an issue the longer you stay in your house.)
c. Don’t take on more debt than you can handle now. (With a Masterplan your house can grow with your finances).

An Architect can help you walk through these 5 steps, or you can take the time to do it yourself. In any event, such thought will help you decide if you should go forward with your construction project.

http://www.NancyDickinson.com
Dickinson Design, Architects, located in Acton, Massachusetts