Addition to current house (vs new home)

[cj777]

Where I’m at, realtors won’t list it as a 4 bedroom if septic is only good for 3 bedrooms. It’s misrepresentation and they can get in deep trouble for it. I imagine it’s the same state wide and even in SC.

I'm a realtor in NC, and this is the case statewide per the NCREC. It could, however, potentially be a bonus room

 

[Ron]

I'm a realtor in NC, and this is the case statewide per the NCREC. It could, however, potentially be a bonus room

Interesting.
Do you pull a septic permit and verify this before every listing?

Ive legitimately never ran into this and now youve got me thinking///

 

[cj777]

Interesting.
Do you pull a septic permit and verify this before every listing?

Ive legitimately never ran into this and now youve got me thinking///

Yep, I'll pull the permit on any listing with a septic system to verify. This is also covered by questions 16 & 17 on NC's Residential Property Disclosure Statement.

 

[Loganwayne]

you could also frame all the walls for closet sheetrock over the door opening and open it up later and install the closet door.

 

[rockcity]

Ok, I guess this is because I don't drink beer/alcohol, I am guessing "Dry bar" is a place you would store your liquor, but no fridge or stuff? Board games & book shelves is probably the most accurate description of how it will be used but knowing the right keywords is the secret sauce.

But if they do a "pop quiz" on what I am putting in my dry bar I would be in trouble right at the moment, ha!! (Uh...Bartles & James, wine coolers, that is a thing right...?)

A dry bar is basically a closet with a bar for wine and liquor without a sink. You can store whatever you want in there (board games, drinking glasses, small fridge, soda, etc).

With a cabinet/bar top in there, you may be required to install an outlet. It’s likely there is another outlet on the back side of that same wall to daisy chain into and would cost you $100 extra above what you are already doing.

That’s what I would do if it were me. I’d also make sure the scope of work and drawings details the “dry bar” so it’s well established that it’s not a closet. You can put whatever you want in there, but I think a dry bar designation would serve the purpose just fine.

 

[CasterTroy]

\

But if they do a "pop quiz" on what I am putting in my dry bar I would be in trouble right at the moment

None of your damn business! And NO, I do NOT submit to ANY sort of search officer.....go get a damn warrant!





Sorry......wrong soap box

 

[drkelly]

I was always under the assumption that building an addition was not a good ROI. Basically if he spends $125k on the addition, he can't expect to sell the house for $125k more than he paid for it. Maybe I am wrong? Of course it doesn't really matter for improved quality of life if you are going to live there forever, or at least a very very long time.

 

[braxton357]

I was always under the assumption that building an addition was not a good ROI. Basically if he spends $125k on the addition, he can't expect to sell the house for $125k more than he paid for it. Maybe I am wrong? Of course it doesn't really matter for improved quality of life if you are going to live there forever, or at least a very very long time.

You aren't wrong. At 100+k, especially depending on where he stands with the rest of the remodel, upsizing a 3/2 makes no sense financially. Maybe if he got the house for a steal.

:Edit: it also must be an Eastern thing, I've bought a couple houses on septic and can say the realtor never checked. I've never seen a realtor mine or a buyer's ever check any permits.

 

[rockcity]

You aren't wrong. At 100+k, especially depending on where he stands with the rest of the remodel, upsizing a 3/2 makes no sense financially. Maybe if he got the house for a steal.

:Edit: it also must be an Eastern thing, I've bought a couple houses on septic and can say the realtor never checked. I've never seen a realtor mine or a buyer's ever check any permits.

The only way that cost needs to financially make sense is if the addition and home is financed. A bank isn’t going to lend $125k for an addition that adds $60k value to the home unless you own the home free and clear or there is enough equity in the home to cover the bank’s risk.

 

[SHINTON]

I will write this up more with plans, thinking more now about converting more inside the house and smaller footprint outside, maybe just a "sunroom" (Dining room) and possibly a 3rd bedroom. So more like 12x30 footprint or even just 12x17ish depends on the patio/sunroom type plans.

Those I have seen for $5k for a kit (some assembly required, ha!) to $20-30k.

ROI on $125k would just work, if this costs that much we will not even consider it. I think $50-60k would return a value of that so I would have $240-250k in a 4 bedroom / 3 bath brick ranch, 2500sf with full basement. But not sure I can get my 30x30 built for $60k.

So now I am back to asking if I can build 12x40, 450sft for say $30k or less and my other renov will not actually be super $$. Adding 2 doorways from current office to hall bath and hall bath to small bedroom through what is now a closet.

 

[drkelly]

450 sqft for $30,000 would be $67/sqft. I'm not a contractor, but I don't see that happening. I would guess $100-$150/sqft depending on the materials chosen and the complexity of the project.

 

[Loganwayne]

id budget 175 and hope you could pull it off for 150. most contractors charge a little more per sq. ft. for additions than to build new.

 

[Loganwayne]

it may not be alot of sf area but you still have the same amount of work to do it correctly.

Demo
footings
framing
subflooring
insulation
electrical
structural tie in
roof tie in
windows $$$
interior finishes
exterior finishes

is this area going to be open to below? if so you have to seal the space so youd have finishes under the new addition.

IF your wanting to go with those prefabbed slap together sun rooms they may be cheaper but there is still going to be additional cost that your not thinking about. id also make sure that they would meet building department requirements for insulation ratings.

 

[Loganwayne]

for a reference we did this job almost a year ago 400sf deck that was 1/2 covered. turned into a larger living room and added a 120 sf deck off to the side. cost about 110,000. it is a higher grade finish and has a wormy chestnut built in.