Do you have a large attached garage with vaulted ceilings and lots of wide open space between the garage roof rafters(the lumber that is under the roofing)  and ceiling joists? If so, you may have a “diamond in the rough” if you are in need of more living space for your home.

One of the most cost affordable and best ways to add more living space to your home is to build a room addition over your existing attached garage. Room additions over garages include such finished spaces as bonus rooms, home offices, in-law apartments, and billiard rooms.

Ingress/Egress into Second Story Room Addition over Garage

If you were to complete a second story room addition above the garage you first need to figure out how you are going to ingress/egress it. For example, is there an existing stair well that already leads to the garage loft area, or does it already have an entranceway via the main home? If there are no current Ingress/Egresses into the garage loft area, then you will need to figure out how to enter into the space. For the best return on investment, ingress/egress should be via the main home, and not via a stair well into the downstairs garage area.  The key to the entrance is to be sure the elevation of the floor in the existing home matches the finished floor elevation of the new addition.  Usually you can just push a rod through the existing interior wall at the finished floor height and use it to build the floor joists in the new second story addition.

If you have a garage that has the possibility of supporting a second story room addition, there are a few key items that you first need to consider before jumping into such a project.

Garage Ceiling Joists

Garage ceiling joists are frequently not sized to code for finished living space above them. Thus they cannot support the weight of a finished room addition. Consequently it may be necessary to sister (or marry) larger ceiling joists to the existing garage ceiling joists. And if the garage ceiling joists are too low, you may need to frame in new floor joists for the new addition. You will need to check with your local building inspector to determine if Sistering will be required.

Expected Second Story Ceiling Heights above Garage

Due to the fact that you are planning to create a room addition in an otherwise large attic area, chances are you will have height / head room issues. Items that will need to be considered are installing knee walls and collar ties to “square up” the room. Knee walls will shrink the living space of the room addition, however if done smartly, built-in cabinets and closets can be melded into these knee wall areas.

Regarding collar ties, collar ties will allow you to create a flat ceiling in at least a portion of the room addition, and will provide more structural support to the roof rafters. Where you position the collar ties, will dictate the maximum height of the room

Plumbing a Room Addition over a Garage

If you are planning an in-law apartment, bathroom, and/or kitchen area in the room addition above the garage, you will need to consider where existing drains and vent stacks exist within the home. Adding plumbing to a room addition over a garage can be a tricky endeavor so make sure you meet with your plumber during the planning phase of your project.

We have built many second story additions in a local development, Bear Trap Dunes.  Here are some sample floor plans and finished front views of them.  You can see more photos on our sites;

www.resortpointe.com/renovations

www.beartrapdunesadditions.com

www.resortpointecustomhomes.com

700 Sq Ft 2nd story addition  The master BR in Second Story addition    Master Bath in the Second Story Addition

Second Story Addition                  Floor Plan Build Above the Garage             Another smaller Garage Addition

A home addition is a major investment for a homeowner. With money at stake, it pays to be smart and do your research before undertaking a large remodeling or home addition project. Start by researching your local real estate market to get the scoop on whether your project will return your investment when it is time to sell. The amount you will get in return depends greatly on where you live. Certain areas will get you 100% percent of the cost of the project back when you sell. By doing your research you will be able to find out what home addition investments recoup the most.

The best advice is to invest in a remodeling/home addition project when you are planning to stay in your home for awhile. Giving yourself a few years to enjoy your improved home is much better than doing it just to increase your resale value. This is true mainly because you can never be sure how much you will get back when you do resell. It makes the most sense to invest in a remodel or home addition when you will be able to enjoy the benefits in the long run. If the primary goal is resell, stick to minor remodels.

Getting A Return On Your Home Addition Investment

According to recent studies and across many real estate markets, kitchen and bathroom remodeling consistently offers the greatest return on your investment with percentages ranging from 80-100%. Basement, master suites and family room additions also offer a fairly high return. Remodels that convert unused space into functional living space, such as basements and attics, can vary widely from region to region. Deck additions also vary according to region, but in regions where outside activity can be enjoyed, deck additions usually return their full investment.

In addition to doing research in your local real estate market, you should also look around your neighborhood. Consistency among neighborhood homes is crucial to the overall environment and home buyers will notice if your house does not fit in. Any improvement you make to your home should be consistent with other homes on your block. For example, if you invest in an elaborate addition when your house is next to several modest homes, it will stick out like a sore thumb. Making this investment will not provide the return you are hoping because the truth is that home buyers that can afford such a house will look for one in a more expensive neighborhood.

Furthermore, it is important to keep the original design of your house in mind when you attempt to add an addition. One way to do this is by using the same materials. By using the same materials or complementing ones, your home will remain tastefully appealing on the inside and out. It is never a good idea to go with bold, eccentric colors schemes if you are planning to resell your home. Remaining neutral and conservative gives the home buyer the creative freedom to integrate their own style without having to redo everything that has been done. Remaining neutral will benefit you when it comes time to sell.

Lastly, the best advice is to make the remodel that makes you the most happy, without having dollar signs in your mind the whole time. If you want a deck built or a basement remodeled, do so and enjoy every inch of it. The truth is that your return on investment can vary greatly depending on several factors so you can never really be sure what you are getting yourself into. It depends on the economy and the real estate market in your area, as well as other factors. Bottom line, it is better to do what is best for your living experience because your remodeling return could be more or less than you expect when it comes time to sell.

Looking For More Information About Home Additions?

Building an addition onto your existing home is a great investment. You’ll want to make sure you are choosing the right contractor for your project and your budget. We offer Free Additions Price Quotes from local, reliable contractors.  See us at www.resortpointe.com/renovations.

In-Law Suite additions by Resort Pointe Custom Homes of Coastal De

Due to the recent rise in numbers of the Baby Boomers – those in their 50’s and early 60’s, many of us find ourselves in a really enviable position – having both the desire and the need to enlarge our living space with a home addition.  We may now have ‘in-law’ relationships to enrich our lives – sometimes that of three generations.  Today’s challenges – those of the current economy, longer life expectancies and the high cost of health care make a perfect mix for requiring more in-law apartments!
An in-law space or apartment provides separate living arrangements either within your existing dwelling or as a newly created space on your property.  If you have retired At The Beach in the Coastal Delaware region, you may also enjoy frequent visits from family and friends who wish to visit the seashore in the Fenwick Island, Bethany Beach and Rehoboth Beach Delaware regions. These vary according to individual circumstances but do share common characteristics.  Those may be summed up as:  a separate entrance, kitchen facilities, private bath and a personal living area.
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Energy saving remodeling by Resort Pointe Custom Homes Coastal DE

Today, homeowners in the Coastal Delaware region desiring to remodel or
build are energy conscious! More than ever before, due to heightened energy prices nationwide, we have become ‘GREEN’.  Saving our environment along with saving our money offers untold benefits while creating interesting challenges and opportunities!

  Many of those fortunate enough to live in the Coastal Delaware Region
(including Fenwick Island,Bethany Beach, Ocean View and Rehoboth Beach) enjoy the wide-open spaces that surround our coastline.  There are even those more fortunate who may enjoy the ambient light reflecting off our local waters. This means we already have much free energy at hand – healthy sunlight. The challenge is to bring more of this daylight into our interior living spaces.

Resort Pointe Custom Homes Builders,Delaware

A home addition for a home in the Coastal Delaware region can be a very wise investment aside from adding more living space. However, before embarking on the project the homeowner should consider several important items. These include, current home comparable market values in the Coastal Delaware neighborhood, the project financing, the size and scale of the addition, compatible architecture, time estimated for completion and personal inconvenience/disruption to lifestyle during construction including self-commitment

 Now that the financing is understood, it’s time to attend the size and scale of the project – including the design and aesthetics.  Your project should, again in size and scale, transition nicely into the original design of your existing home.  Outside appearance is importance, giving increased market value – more than from just the increased living space.  It’s important to consider siding, door, windows, roof lines and elevations – all should make a smooth transition to the existing home exterior seamlessly and be pleasing to the eye.

Resort Pointe Custom Homes Bulider Delaware

OK, the time for that honest self-evaluation.  It is important to determine your desired, estimated timetable for completion of this home addition while giving deep consideration to your level of determination and threshold of inconvenience and disruption.  First, many homeowners make the assumption that they can perform a lot more than they are skilled to do or have the time to complete.  However, the homeowner, to stay within budget when working with a contractor can many times accomplish reasonable tasks such as painting or finishing trim.  Also, to be considered early on is the inevitable frustration and inconvenience during construction – the dust, noise, reschedules, late arrivals of materials, etc.  Remember, we said ‘inevitable’! It is reasonable to add time to your plan!

Construction Loans,Resort Pointe Custom Homes-Coastal Delaware

Understanding Construction Loans is all about the ‘story’.  This essentially means that your lender must know the story behind the planned construction before they’re willing to loan you money.  This ‘story’ loan will not be standardized like mortgages underwritten to Freddie Mac or Fannie Mae guidelines.  However, that said, there are some common features with a construction loan.  Typically this type of loan requires interest-only payments during the construction phase, which then becomes due upon completion.  For homeowners, completion means when a ‘certificate of occupancy’ is issued by the local governing body.

Construction loans are usually variable-rate loans priced at a spread to the current prime rate or short-term interest rate.  When applied for, the homeowner, the contractor and the lender establish a draw schedule based on the various stages of construction.  Interest is charged on the amount of money disbursed throughout these stages to date.  In other words, interest payments are based on money lent. Read the rest of this entry »

Whether adding that much-desired ‘living- space skyward’ or planning an all new home a dormer is worth serious consideration.  Here at Resort Pointe Custom Homes & Additions of Coastal Delaware,  we can help to design this valuable architectural feature.   

Resort Pointe Custom Homes of Coastal Delaware New House Dormers

What is a dormer?

A dormer is a window that is set vertically on a sloping roof.  The dormer, in turn, has its own roof and may be flat, arched, pointed, etc.  Dormers may be used either in original construction or later, as a home addition, to create usable space just under the roof of a home by headroom and also by enabling the addition of windows, increasing light and ventilation similar to the skylight.  However, unlike skylights, which are flush with the roof surface, dormers increase that desired headroom allowing for more usable space.  Often, dormers also help to create a romantic and cozy feel for the top floor of a home because of the roof slope downward, almost to embrace the inhabitants of the home while, in addition to light and air, the dormers may provide a lofty view of the home’s surroundings.  Here in Coastal Delaware your ‘lofty view’ may often include gorgeous natural elements such as the surrounding ocean, beach and bays.

   As an space adding remodeling or renovation, when the ‘footprint’ of a home cannot be extended due to lack of space, this second story addition feature becomes the ideal solution offering a tricky way to add floor space while not extending beyond the main roof line.   

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Here at Resort Point Custom Homes and Renovations we talk with homeowners every day and although many cite specific desires such as, “Renovate kitchen” or “fix bathroom”, most say, “More space, please!”.  Greater space always means higher resale value for your house.  Here we can examine the most popular ways of adding new space within the home – also methods of creating the illusion of more space.

1. Build Addition Outward – is the only true way to “create new space.”  The positive is that you create an entirely new space – unhindered by existing structures. The downside is that it’s costly and not a do-it-yourself project.

Resort Pointe Custom Homes Delaware, New Upper Floor Construction

2. Build Upward – Most homes will accept a second or third story.  However, additional shoring up is most-times needed.  Here, the positive is that the sky is the limit!  Again, though a somewhat costly choice and do-it-yourselfer’s need not apply.  Too, this almost always involves vacating the house for at least a short period of time.
3.  Attic Conversion – unlike the ‘build upward’ option not a lot of structural elements are necessary.  Because of proximity to habitable floor below, many utilities (electrical, plumbing, waste, etc. may be tapped into.  However, attics are often oddly configured, with low hanging ceilings and angled dormers.  Though designed for storage and some foot traffic, some strengthening of joists may be needed for more consistent use.
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Custom Home Room Addition by Resort Pointe Custom Homes of Coastal Delaware- BEFORE Photo

Thinking about an addition?  That old saw, “Timing is Everything” certainly rings true when interest rates drop and home equity loans become affordable. Today a cacophony of saws and hammers may be heard throughout the Coastal Delaware region including Fenwick Island, Bethany and the Rehoboth Beach Delaware  areas.

An addition is the largest home remodeling purchase you may ever make and serious considerations abound!

Additional living space is often cited as the ‘need’, at which point your first decision then would be choose between selling your old home and buying a new home or building an addition.  There are significant advantages of building an addition.  What are these…?  Read the rest of this entry »

Welcome to Homes.ResortPointe.com - coming soon with tips and strategies for Home Renovations, Additions and  Remodeling in the Fenwick Island, Bethany Beach and Rehoboth Beach regions of Coastal Delaware!

We welcome you to visit our Resort Pointe Coastal Delaware Custom Home Builder and Renovations.