Attic remodel advice

9 years ago

last modified: 9 years ago

I have a story and a half 1930 bungalow. The second floor is a finished bedroom and "other" space. The space desperately needs a remodel - I'm guessing it was probably finished in the 80's.

I'm looking to do a gut renovation with new walls & ceilings, creative storage solutions, a mini-split HVAC, new electrical and insulation. I'm working within the existing space which is 450 sq ft (no dormers, etc.)

I've spoken to a design-build firm, a couple of contractors and an architect. The design-build firm came in at $80K (!!), the contractors are averaging $45K and the architect quoted $5k for his services and estimated $75 per sq ft, which comes to $35K. I'm getting advice that is all over the place on the approach so I thought I'd ask a few questions here.

I'm wondering if an architect is overkill for this, and if so, is the $5K fee reasonable? (I'm just outside Boston). I have been told by one contractor that I may need to update the collar ties to bring up to code.
If I don't go this route, is there another options for plans to get my permits?
I need creative storage with built ins that work with the knee walls. Should I go with a finished carpenter or a cabinet shop?

Thanks in advance for your help.

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Comments (5)

lucidos
9 years ago
Who will be using the area and for what purpose.
L W
Original Author
9 years ago
Just me... for a bedroom and dressing area with storage (clothing, shoes, etc.)
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apple_pie_order
9 years ago
What are the immediate and long term reasons for doing a remodel? Is this the only bedroom? How long will you live there?
lucidos
9 years ago
Ugly costly things that you don't see should be addressed first.
Reordering the insulation behind the knee-wall may mean taking pounds of 80's blown in insulation, out.

Once that is done you will be able to access that space. Your options will be to eliminate part or all of the kneewall.

Most choose to keep the knee-wall in favor of built-ins. If this is what you choose a local cabinet maker is more often than not your best alternative.

In most places work done internally on your home that does not require plumbing or major electric work can be done without a permit.Some local code is more strict than others...I suggest you go with the advice of the person you choose to make the cabinets.

After addressing the insulation I would make the next step contacting the local cabinet maker. Work with them for your storage needs that could also include computer storage. As a note a craftsman custom making cabinets will be better built - to spec without fillers and better quality than premade products surprisingly they often cost much less.

Go to "google images" and add search requests such as "attic bedroom storage" "unique attic bedrooms" or "attic makeover". These will turn up thousands of ideas to look through.

Having a pretty good idea of how you want it will help communicate to the cabinetmaker. But...always listen to what they suggest as they can guide you past some possible errors or costly mistakes.
L W
Original Author
9 years ago
apple pie - I plan on staying in the house for 10+ years. The house is small - aside from the bedroom upstairs, there's a small bedroom downstairs, an open floor plan living/dining/kitchen area and an office off the kitchen (was a porch that I converted). Total square footage is 1500 sq feet.

There's one bathroom on the first floor, which is not ideal but I've lived with in the 10 years I've been in the house and don't really mind. I considered putting in a bath upstairs, but would require a shed dormer which would up the renovation cost to the $100K range, and at that cost I'd probably sell.