Splitting a double height ceiling by adding a floor

10 years ago

I have a 2 story home; upon entry, the formal living room has a double height ceiling; the living area can be overlooked by a small loft via internal balcony. I want to extend the floor on the second level to negate this high ceiling. The living room is difficult to cool in summer and heat in winter. The loft is useless in terms of space. Other similar models of the same home already have the same area converted; into either an upstairs great-room or two bedrooms. No plumbing is needed. No Exterior work is needed. The thought is to remove internal dry-wall, see where the existing trusses and headers are; add some hangers; and place in I-beams and then floor. Maybe a little rewiring. is needed. Looking for similar projects and others experience. See the photos.

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ROAM Architecture

10 years ago

Hello, Conrad,

While I understand your frustration with your double-height space, I would suggest speaking to an architect, and not just a contractor, before proceeding. As is often the case, there are usually good reasons why things are built and constructed the way that they are. An architect would be able to guide you to see if this undertaking is even feasible and legal. Even though it may not be an exterior addition, adding square footage to your home may have some legal ramifications depending on the zoning in your neighborhood. Do you have a septic system? Then you may be limited on the number of bedrooms you can build on your site, regardless of square footage (assuming you are looking to turn the addition into a bedroom). Is there a limit on the FAR in your zone that the additional square footage would put you over? The list of questions goes on and on....And, by the way, just because your neighbors have already done it, that doesn't mean they were allowed to either.

Just trying to prevent you from doing something that is not allowed, and then having you deal with it upon resale or a future refinance. I've had many a client come to us after building something that was illegal to begin with, and then ask us for help to "legalize" it, which is almost never possible. I've seen building departments make homeowners take down their construction project in the past. Just trying to spare you some future headaches and point you in the right direction. A little due diligence now will be worth it in the long run.

Good luck with your endeavor!

Best,

Amy M. Nowak-Palmerini, AIA

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Comments (10)

Judy Mishkin
10 years ago
i'd talk to someone who did it in your neighborhood also, you might get the contractor that did theirs successfully.
decoenthusiaste
10 years ago
You are just one of 100's who are coming to this decision about high vaulted rooms - they are a waste of space, heat and air, and most are stumped about what do to with them. It is do-able, so start the process asap. Let us see results.
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cardinal94
10 years ago
I agree wholeheartedly with your idea to make better use of the space. I have disliked this poor design concept since it first came on the scene. It is a waste of space, energy inefficient and the acoustics are abysmal.

I would think if you get a contractor who gets a permit you will be covered for the future. An architect is very capable, but we would approach more simplistically.
miacometlady
10 years ago
I would assume at the very least a structural engineer is needed so you can meet codes and obtain a building permit.
emmarene9
10 years ago
You need an architect. I am a little concerned that you may be doing this on a whim. You did not mention a great need for more bedrooms. I understand about heating and cooling costing more but a room addition costs a lot too. I was never a fan of vast ceilings in a residence. They never seem cozy.
Linda
10 years ago
Architect drawings aren't as expensive as i think people may think. they cover everything to keep you within the guidelines, they also can sometimes come up with a great idea you hadn't thought of which could add real value.

if this is forever home - fine

but if reselling - you have to think what will work for everyone.

just a thought : )
Caroline Hoffelder
5 years ago
we looked into this. The structural engineer we hired explained that while it is possible, it would be very expensive. Pillars or new headers would have to be installed to carry the weight of the upper level, he said we could essentially build a frame inside the living room and mirror that in the basement (which is finished - so this would require construction). Then the windows in the upper area would have to be changed out for tempered glass. Then the HVAC people would install vents (which would require breaking into existing walls and ducts to access). And with all that we still might have a pillar in the middle of the room .... so we abandoned it.
spuneet_sharma
5 years ago
Did they give a ballpark estimate for such a project?
Caroline Hoffelder
5 years ago
$10-15k for just the construction part, then more for HVAC, Electrical and new windows.