Agreed on the strange nook for the bathroom. I thought of a solution to that though.
If I do this addition, it will cover the windows in the bedroom. So if I extend the bedroom about 6' into the addition, I can put windows on the side. Then I can put the new bathroom back to back from the other one.
The foundation required for the addition would mean the existing lines might not necessarily have to move, but simply get reworked so they terminate at the new foundation.
Does the existing house have a basement?
Where does the electric service enter?
Back to back baths is pretty irrelevant in a remodel.
You don't want to have to rip open the existing bath to tie in a new one. You would pipe the new one independently.
So, no cost savings.
As someone who formally worked in subdivision and land development, you don't want that blue square. Provided your neighbor does want to sell it to you for a bargain rate, you're still incuring costs of surveying, deed creation, plat creation, changing her deed, and all of that prior to actually building a garage.
Now, if she gave you say...an extra 15-20' to the east, or allowed you secondary access from Fairfield, that might be worth it, but for a few hundred sqft? Nope. Too much effort.
Like SVRex said, you're far better trying accomplish the shop build on the space you've got.
In the grand scheme of things, moving a water line, sewer line, gas line, etc are drops in the bucket compared to a big garage.
I wonder what the front setback is on Berkley. Maybe you could build a two car garage with living space above it, then rent out the smaller house in the back. I don't think the neighborhood would support that in terms of resale.
I kinda like mtn's back right corner garage idea.. connected or breezeway. Keep some of that existing private back yard. The notch in the side of the house at the kitchen is begging for a driveway apron.
2 living rooms in a 1200sf house seems like a waste, likewise a big garage in front would overwhelm the house.
OHSCrifle said:likewise a big garage in front would overwhelm the house.
That's kinda the point. The house looks like a doghouse next to the neighboring houses.
However, Curtis, I did a little Googling and realized there are almost no 2 car garages in your neighborhood. I didn't find any attached ones at all. So, it would be easy to overbuild your house...
Having seen the neighborhood, I am going to revise my suggestion...
The front yard is still the best land you have.
Do a 2 car side entry garage in front of the house with a nice facade that is designed to be converted to a family room later. Parallel to the street, instead of that silly cockeyed stuff you've got. Use it as a shop now, and the existing shop for overflow/ noise/ storage/ dirt/ etc.
If that's not enough space, get rid of some E36 M3.
When you are ready to sell, convert the space to a family room.
This will be in keeping with the rest of the neighborhood. Your house will then be comparably sized, with a similar setback. A future owner will have a 1200 SF house with driveway parking and a single car detached garage (like most of the neighborhood). It might double the value of your house.
I have a hard time imagining what SVrex is talking about. Any examples?
In reply to Curtis :
I read the thread title as “Burying a piece on my neighbor’s property”.
Not that your thread isn’t interesting in its own right, but I was kind of disappointed.
In reply to pheller :
Is that a general comment, or a specific question?
Family room location, lot size, setbacks, equivalent square footage, comparable to the neighborhood are all concepts I could try to explain a little better if your question was more specific.
If it's a more general comment like, "I can't ever understand WTF SVreX is talking about", I might be the wrong guy to try to explain it!! LOL!!
if you're going through all of this hassle, a master bath is a must. 1 jack and jill bath to serve the master is rental-house spec here. what SVRex et al are suggesting is more in line with moderate starter home spec, not a bad thing. Provided you don't price yourself out of the neighborhood in the first place. ..
Ian F said:The foundation required for the addition would mean the existing lines might not necessarily have to move, but simply get reworked so they terminate at the new foundation.
Does the existing house have a basement?
Where does the electric service enter?
Electric service is overhead. It goes to the front left corner of the house.
Yes, basement, but only in the center. The basement is probably 12'x12' and then there are crawl spaces out under the other "wings" of the house.
I'm really liking these ideas, but I have concerns.
First, when you talk about making an addition it sounds simple, but until you add the plumbing, electrical, re-routing buried utilities, etc, this sounds like a remarkably expensive project. I only paid $87k for the house. I would understand if a $40k addition doubles the value of a $150k house, but I might end up spending a ton of money and not get much back.
Second, I'm in a really sweet spot with a mortgage paying right around $350/mo with escrow included. Plus, daddy needs a Jag XJR. I don't want to blow too much of a wad.
I'm going to do some measuring and stake out some things tonight. Maybe look at what a 24x24 would look like in the back yard vs a 24x40 addition to the house in the front. At least a 24x24 in the back yard would be $10k if I did a Versatube and poured my own concrete.
Not abandoning the addition idea, just have to get some perspective.
What are other houses in the neighborhood going for?
(BTW, I think you will loose money on a 24x40. My last suggestion was more like a 24x24 in the front)
SVreX said:What are other houses in the neighborhood going for?
The one beside me just went for about 130k, but its a 3bd/1.5ba, larger, and larger lot. Hard to really see a good comp since most are 3/2 or 4/2 and going for anywhere from 99k to 180k.
There aren't many 2/1 houses around me. I paid a fair market value (not overpaid and not a super bargain) for mine last year and it is holding steady at about the same value.
In reply to Curtis :
Right. That's about what I was assuming.
My 50% suggestion was assuming you would end up with a 3 BR, and one of the nicer houses on the block.
Curtis, I agree: Why don't you keep it simple and just put only the garage on the front? Loads of houses in the world have that. I would go one step beyond the side-facing, because access would be tough on your narrow lot, and slap on a front-facing right in front of those bedroom windows, relocate the windows to the side of the room (you seem to have exterior wall there), put a man door at the back corner of the garage that opens onto the front porch you extend forward at the same time to keep the garage from overwhelming the facade (and because super practical). You get your garage, dry exit from it into the house, cost effective, appropriate for the neighborhood. It sounds heinous when you consider turning most of the front of your house into a garage door, but it's actually the norm--see the pic.
Margie
In reply to Curtis :
So the service comes in at the front-left corner with the panel in the basement?
Where and at what elevation does the water and sewer enter? My semi-educated guess says they both come from Berkley St. and therefore would need to be modified by any addition made to the front of the house. Not the end of hte world, but would add cost.
With the amount of proposed square footage being added, the only way I can see any real value being added to the house is if you add a 3rd bedroom along with a second bath.
Looking at the estimated values of homes in your area on Zillow, it looks like your house value max's out at around $150K. So you have some potential to play with, but not a ton. Offset by how long you think you'll live there. It's one thing to over-spend on a remodel/addition if you'll live there for a long time and enjoy it. It's a different story to put a ton of work into a remodel and then move out shortly after finishing it.
Check with the township before assuming you can pour a pad for a 24x24 and be done. I was hoping for a similar building (20'W x 24'D) but my twp requires a full foundation to below the frost line. YMMV.
I totally understand the debate you're having. It's similar for me:
My lot is 40' wide x 100' deep. Very tight side access. The angled building is a 22'x13' temp garage (now only a frame). My options are limited as well.
Curtis said:You all are making sense.
I am torn about the whole thing. I could just add on to the front of the house with a greatroom and garage, and the current front entry could be the pass-through for it, but then I'm covering the only windows in the master bedroom. I suppose I could extend the master bedroom into the addition and add a master bath which would make it a 2bd/2ba instead of a 2bd/1ba.
So in this quick drawing, I would be extending the front and adding basically a 24x24 great room (minus the additional bath/bedroom extension) plus a 24x24 2-car garage. Svrex, is that kinda what you were thinking?
My biggest concern is that this would all be built directly over my gas, water, and sewer lines. I don't want to have to tear down the house to dig to fix it.
Curtis, I missed this earlier post of yours. Yes, that is what I was suggesting earlier.
Now I am suggesting only a 24x24 garage (for now) in the space where you drew the Great Room. Rough in plumbing under the slab for a future bath. When you are ready to sell, convert the garage to a bedroom, bath, and den.
Voila! 3 BR, 2 Bath.
You would only spend the money now for a shop, and spend a bit more later when you are ready to convert it for resale.
SVreX said:Curtis said:You all are making sense.
I am torn about the whole thing. I could just add on to the front of the house with a greatroom and garage, and the current front entry could be the pass-through for it, but then I'm covering the only windows in the master bedroom. I suppose I could extend the master bedroom into the addition and add a master bath which would make it a 2bd/2ba instead of a 2bd/1ba.
So in this quick drawing, I would be extending the front and adding basically a 24x24 great room (minus the additional bath/bedroom extension) plus a 24x24 2-car garage. Svrex, is that kinda what you were thinking?
My biggest concern is that this would all be built directly over my gas, water, and sewer lines. I don't want to have to tear down the house to dig to fix it.
Curtis, I missed this earlier post of yours. Yes, that is what I was suggesting earlier.
Now I am suggesting only a 24x24 garage (for now) in the space where you drew the Great Room. Rough in plumbing under the slab for a future bath. When you are ready to sell, convert the garage to a bedroom, bath, and den.
Voila! 3 BR, 2 Bath.
You would only spend the money now for a shop, and spend a bit more later when you are ready to convert it for resale.
That makes some real sense. Thank you.
Ian F said:In reply to Curtis :
So the service comes in at the front-left corner with the panel in the basement?
Where and at what elevation does the water and sewer enter? My semi-educated guess says they both come from Berkley St. and therefore would need to be modified by any addition made to the front of the house. Not the end of hte world, but would add cost.
With the amount of proposed square footage being added, the only way I can see any real value being added to the house is if you add a 3rd bedroom along with a second bath.
Looking at the estimated values of homes in your area on Zillow, it looks like your house value max's out at around $150K. So you have some potential to play with, but not a ton. Offset by how long you think you'll live there. It's one thing to over-spend on a remodel/addition if you'll live there for a long time and enjoy it. It's a different story to put a ton of work into a remodel and then move out shortly after finishing it.
Check with the township before assuming you can pour a pad for a 24x24 and be done. I was hoping for a similar building (20'W x 24'D) but my twp requires a full foundation to below the frost line. YMMV.
I totally understand the debate you're having. It's similar for me:
My lot is 40' wide x 100' deep. Very tight side access. The angled building is a 22'x13' temp garage (now only a frame). My options are limited as well.
Yes, electric comes into the roof peg, down to the meter, then into the basement.
All services come from Berkley. I suppose the gas may not since I don't know much about that particular service. There are gas valve covers in the pavement of Berkley St, but its hard to know if they serve my side or the other. I pulled the plug out of the cleanout for the sewer in the front yard. Sewer line appears to be about 8' down. Elevation change on my whole property is likely less than 1' with the street end being higher. I don't know how deep the water service line is, but it is about 8' to the right of the sewer line.
and yes foundation. I always assume that "pad for garage" implies "pad with frost line depth perimeter"
Curtis said:
All services come from Berkley.
QFT
Marjorie Suddard said:, and slap on a front-facing right in front of those bedroom windows, relocate the windows to the side of the room (you seem to have exterior wall there), put a man door at the back corner of the garage that opens onto the front porch you extend forward at the same time to keep the garage from overwhelming the facade (and because super practical).
There is an exterior wall on the side in that room, but it is the only closet. The rooms are very small, so there isn't any other logical place to have a closet.
In reply to Curtis :
What about a cheap shed style addition off that wall for a deep (not wide) walk-in closet with a window beside it? Win/win, and direction of roof trusses says easy., long as you got a few feet of setback in your pocket....
Did you talk to the neighbor - or stuck with analysis paralysis?
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