I agree this is a job for an architect and whille you are at it round up a kitchen designer too since most architects suck at kitchen design,

I'd find a local General Contractor who has done this project previously and can perhaps take you to the homes he's done. He'll excuse himself while you speak with the homeowners. He'll also make a recommendation on the architect. Now you know the two are compatible; critical for success on this kind of project.

You're talking about generalities (gorgeous views, openness) while asking for specifics (floor plan, room dimensions). You're going to need a general contractor, and, most probably, an architect. First of all, though, work out your wants and needs so that you can communicate them to the GC and the architect. Browse online house plans, make pencil sketches, think things through.

Used to live near Ches. Bay, so following your progress. Sorry don't know contractor or architect to recommend.

Research the many many restrictions that are involved with your project. Or just hire the local architect who is intimately familiar with them.

Great advice. I know a couple of very good general contractors. Will start there. It's hard to know what makes it prohibitive in terms of cost. And is it wise to spend the money, knowing that the location would probably make it a great investment? Location, location . . . you know the routine.

It's in Anne Arundel County--restrictions run deep.

Breathing on the coast is expensive. Everything else is insanely expensive.

Contact this guy. He’s local. Just barely moved from there, to down the road. And not completely disconnected from building costs.

https://www.houzz.com/user/architectrunnerguy

Still less expensive than where I am now (in DC).

I think you’re going to be very wrong in that assumption. A freaking trailer in Rehobeth goes for over 400K. Anywhere actual and real coastal and close enough to DC to be someone’s second home is going to be far more than DC. All the way from Lewes down to Newport News. Unless it’s next to a cannery.

Used in live on Chesapeake Bay in Virginia. So glad you’re keeping the cottage. In our former neighborhood, every 1930s or ‘40s cottage was torn down, until the Bay was lined with nothing but 3-story condos, so close you could pass the salt out the window.

My home is located nearby on a river. Definitely showcase the view. I concur it is nice to have a master on the 1st floor. Will your grandkids' parents accompany them? Where will parents sleep? I think you will want a bathroom/powder room on the 1st floor, so guests don't have to use the master bathroom or trek through the house. Believe me there will be lots of wet feet, grass, and sand with grandkids. Do you want to expand the 2nd floor? Don't be surprised that contractors will want to tear down the house and build new which was my experience. We most likely could have found a contractor to remodel without a tear down, but we decided we did not need the space.

Good luck with your project.

Hi, toomuchmusic,

Kudos to you for wanting to preserve the exterior of your cottage home. A good architect will help ensure whatever exterior changes you make are sympathetic.

I agree with Joseph Corlett that you need to start by engaging an experienced whole house remodeler. No offense to folks who make their living designing stuff, but when it comes to identifying the potential problem areas in a remodel, an experienced remodeler will know what to look for, where to look, and what the likely cost implications are. Picking them at the outset and doing a thorough job identifying the existing conditions is the best way to minimize the unwelcome "surprises" that can happen with any remodeling project.

Best wishes for a successful project!

"Contact this guy. He’s local. Just barely moved from there, to down the road. And not completely disconnected from building costs.

https://www.houzz.com/user/architectrunnerguy"

Sophie for the win...............................again!!

Just revisited this post. The house turned out great. It's actually featured on Hooked on Houses--bay house before and after.