HERE ARE HYPERLINKS GOING TO
ALL THE DIFFERENT SECTIONS:
Summary:
The problem with my house… it is big enough for just me, but it is not big enough to rent out to roommates to help pay the mortgage. The house is not in good enough condition to rent out, either.
My goal:
Build an addition on the existing house so that I can rent out (either all the bedrooms or the entire house) and have house pay for itself and/or make money on it. Sell it if required, but that is not my goal. I will probably move out and buy another house in the next two years. Or as soon as I finish this addition, if I can rent the entire house for a good profit.
The Neighborhood:
The current house cost $130; mortgage is 1060/month.
The neighborhood is 'ok' to 'great'. Inside beltway, high demand area.
Most houses in the area sell for $160-200. There is others in the area buying houses, fixing & selling for $260-350.
The house right next to me sold for $250, and he had just added a classy 1 story 30ft extension to the back with a slab, adding 1 MBR with MBA and a familyroom (both with vaulted ceilings and scissor trusses, great big huge windows/doors, lots of light. )
Down the road, the neighbors added a 40x20 on to the back of their house with three levels. Another addition down the road, added a top floor, and deck on the front with a very nice looking front elevation. Another addition added a foot to the existing floor, gutted the house, and added a top story. That one is probably the best looking of them all & will be worth the most.
My resulting house should be worth about $300-360.
Issues:
Banks wont let me tear down existing. (of course). So I can't start from scratch.
(Land only worth about 70-80K).
There is ASBESTOS on the existing House (as siding).
Roof on Existing House must change.
Front Elevation (the front look) MUST CHANGE!!!!
I don't NEED to live there... I could move out. Live with Aaron. Live with parents. Live anywhere. Flexible there. Not much furniture in there... so it would take only a weekend to move, probably. But I would need to store things somewhere.
Existing house:
Has 2 BR, 1 BA (5x7), FR (16x12), DR (10x10), KT (10x8), Utility room (12x8).
The basic outline of the house (not including indention for deck and back is 26 long, by 36 wide.
Crawlspace. Furnace in Ditch within Crawlspace. Crawlspace is 2 ft to 4 ft slope from rear left corner to front right corner.
1950s drywall and windows. Newer bath/kitchen/wiring, but still pretty old.
Sun Sets in the front of the house. Deck on front of house is fantastic... I love it.
Attic is walkable on left 1/2 of the house. Existing roof is bad=(shingles destroyed. Holes in certain places. facia gone in one area. Leaks like a sive when it rains. Animals are coming in. )
County code is 10 feet on either side. Right now I have 20 feet on left side (facing it), and 12 on the other. Sewer grate is in the sidewalk on the 20 foot side.
Two BIG fantastic trees are in the front left 20 ft side of the house.
Land is 70 ft across in front, and current house is 36 feet.
My neighbors 2 doors down hit a spring when they tried to dig a basement, so I am hoping I do not have a spring in the back yard, If I do, it would be cool to incorporate somehow!! :)
I have already cut down trees that are in the way of the additions. Root will be a problem if digging basement in back.
Grade: Lot is a steady down hill decline from rear to front. The total decline is probably about 8-10 feet.
Requirements/Needs:
Front Elevation (the front look) MUST CHANGE!!!! Required
Make the house a 3 or 4 bedroom house. Required.
New Kitchen. Required.
At least 2 new Bathrooms. Required.
Remove Roof of existing house. Required
(the following are rated on a 1-10 scale)
To move the existing furnace out of crawlspace- preferable 8 on 10 scale, but not required.
Add Office- preferable 4 on 10 scale, but not required.
Add Garage- preferable 6 on 10 scale, but not required.
(Detached Garage- would need diff. permit from county. Prefer 4 not detached. )
9 foot ceilings - preferred 9 on a 10 scale, but not required.
Fireplace- preferred 2 on a 10 scale, but not required.
Nice Master Bathroom- preferred 7 on a 10 scale, but not required.
Rooms at least 15x15 in size, preferred 7 on a 10 scale, but not required.
Basement- preferable 8 on 10 scale, but not required.
Vaulted (scissor trusses) - preferable 9 on 10 scale, but not required.
Cost:
I am wondering about the costs for :
Roof- on top of 2nd floor -
Trusses (different types) - sisscor or not.
Including appliances?
Including fixtures? What are the standards?
What if the
The costs should be based on NOT hitting a spring. But, how much would the Estimate would change if you hit a spring.
Existing Lot/House:
This is the entire lot, and location of house. It is kinda guestimated for now. But I need to check the EXACT measurements of location of trees and stuff.
Shed is not on there right now. The shed in the back left corner could feasibly be moved if required. Sidewalk sewer in the front yard is signified by Brown Box.
The LAW is 10 feet from property line in Falls Church/FX without a variance.
Original House:
The original house is 808 Sqfeet.
House faces West.
Deck on Front of house.
The plan shows WEST is down. North is left. South is right.
Problems with original house. Not enough baths. Not enough bedrooms.
Furnace under house in crawlspace, so it gets weathered.
Wood floors not that great.
Roof is not only BAD, but is currently leaking.
Kitchen has lots of PORTABLE components, that do not have places currently. So will need to replace a lot of it.
Nice Utility room, now.
Has a gas stove connection.
Current Bath has cracked tile and outdated walls. Not worth saving existing bath.
Components in Bath are new, sink and toilet.
These are MOSTLY exact measurements. I still need to make sure on a couple measurements.
Pic:
DESIGN 1
Take this entire plan, and flip.
Floor1
Have not put in stairs yet to basement. Maybe where desk is.
Arches are in the Living room /Hall wall as well as the Dining room hall wall.
Living room has fireplace? Between Office wall and LR wall.
Kitchen is the Back Right corner.
Maybe Pantry instead of Desk?
Bar between family room and kitchen.
Office has book shelves lining walls.
Office should probably have an angled front, also…. Depending on $$
Floor2
Not enough Bedrooms!!!
But these are big.
Nice Closet for MBR
Shower in MBA will extend to wall in the corner. Probably all the components in MBA will be moved around, they are in the wrong places now.
Having Bathrooms over Dining room maybe weird…?.
Closest for rooms not shown.
Shared Bath has two doors so that people can brush teeth at the sink while others take showers.
Basement
Have not decided where to put the stairs yet…
More bedrooms in basement?
Not enough bedrooms in house.
NOW ----- This basement has the Garage… which means that the existing house would need to be removed to make this plan.
Since I cant remove the existing house, I would need to NOT HAVE A GARAGE in the front.
The FRONT 26 feet of this basement would be a CRAWLSPACE.
Crawl space à
Design2:
This is a smaller design. But still costly. Not that much less than other.
Disadvantage. Horrible living for a few months while roof is off the existing house.
Stuff may get damaged.
Floor 1:
This is not really finished yet. I have not figured out what to do with the current house. How to incorporate into new addition design.
The walls sectioning off the dining room are existing walls.
I would take out all the rest of the walls in the existing house. Including the bathroom.
Increasing the ceiling is questionable.
Floor 2:
I like this design . It makes good use of space, even though the walls are crooked.
Basement:
