Help, Help. Can I put a
second story modular onto a 1500
square foot ranch SAFELY?
Can I put a second story modular onto a 1500
square foot ranch SAFELY? Do you have any suggestions for
alternatives to stick building. We are also willing to increase the
height of the lower level ceiling so as to improve the interface
between the lower level and the second level. Can you make
any suggestions?
C.H.
Reply:
C.H.
My first thought is: Why would you want to add a modular unit to
your house???? When finished it will look like a modular unit
stuck on top of a ranch house. You will have devalued your
house after spending a bunch of money. Also, I am not sure
how adding height to your first floor ceilings will improve the
appearance to your house. What do you have against stick
building? It is the only method I know of that will make your
remodel look good, blend in perfectly with the first floor & add
value to your house. If you think you will save money with
modular then you will have a rude awakening when sell time
comes around. Doing a remodel "right" may hurt the
pocketbook now, but will reap large rewards in both comfort &
money in the future.
Regards,
Bill Harbrecht
Reply:
I am so grateful for your prompt response but there is a
modular company called ************ that does custom modulars.
They do second stories and said they can also create
innovative curb appeal. Do you think we are spinning our
wheels? They said that they need to determine whether the
lower level is structurally strong enough to support the modular
second story (4x4 versus 4/6). We wanted to create a special
front doorway to avoid the box look. Your objective guidance is
greatly appreciated. For a 1545 square foot ranch, what would
you say is the approximate cost of a second story. There is a
2-car attached garage at one end. We would like to build over
the garage as well. Can you give me a ball park estimate for
stick building? We're not looking for anything super high-end,
but we bought the house for $305,000 in an affluent
neighborhood and would like to sell it in the $500,000-$575,000
range and walk away with $80,000 in pocket. Do you think
that's possible, and if so, where would you exercise caution in
the stick building?
My reply:
C.H.
As far as modular goes I think you are "spinning your wheels".
As for structural capacity: If your house has a normal concrete
foundation around the perimeter of your house, then it is sound
enough for a second story.
I cannot give you an approximate cost. Each job is custom built
to your wishes. The cost can vary many thousands of dollars
depending on your choices. Suffice it to say, it will cost a bunch
of money.
As for exercising caution with stick building I would be very
careful about choosing the right contractor not the "sticks".
The way to find answers to your questions is going to take
some work on your part. You can't just sit back & expect a
responsible answer without putting in some effort. If I were
contemplating spending a very large sum of money, here is
what I would do.
At the risk of sounding like I am trying to sell books I am going
to make the following suggestion. My e-book "How to Plan &
Design a Second Story Addition" will explain what you have to
do to get the best plan & the best price on your remodel. If you
don't think the book helps you $29 worth, then tell me & I will
refund your money immediately.
Regards,
Bill Harbrecht
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