P.S. we are drawn to craftsman style homes.

For a project of this scope, you really need someone local, like a builder/remodeler/designer to review the existing house and lot, and to develop a plan.

So many things to consider, so many decisions to make.

We are working with a contractor. I’d just love to get some ideas for the layout. Thank you!

Contractors aren't architects. They build according to plans that are drawn by an architect. A builder can easily build you a garage that has certain dimensions as specified with a standard roof truss, but you are looking for something way beyond that. Some people think they will save money by not using an architect, but an architect can help you meet your goals in the most effective way possible while also creating something attractive. l'm not an architect, so I'm not trying to drum up business for the profession, but I urge you to seek professional help before you spend a lot of money. It could be the difference between success and failure for your project.

Just looking for ideas. Thanks for your input.

Have you done the math for tearing down and starting over with the perfect plan?

Have you done the math for selling the house and moving to a bigger house that meets your needs?

You need to spend the money for some preliminary plans for the remodel and then get 3 bids for the project. Then add 30% (maybe even 40%) to whatever numbers you get. Does it still make sense compared to the other 2 options?

Well to satrt have you checked tosee if you can actually put a 2nd floor on that house. IMO what you plan will be cheaper to rip it down and start over . You will not be doing the planning unless you have done this type of renovation many times before .

i’m all for a smart renovation and addition off the back but adding a second story seems cost prohibitive - what problems are you trying to solve with the current house?

Could you show us what your present layout is?

Okay so here’s the addition I was kind of picturing. I think we are going to pass on the second story and just remodel the current basement with two bedrooms.

this: ”Have you done the math for tearing down and starting over with the perfect plan?

Have you done the math for selling the house and moving to a bigger house that meets your needs?”

Yes we have! We are in Washington state and the housing market is outrageous in our town. Remodeling is our best option. Please remodel ideas only! We are in the process of looking at all our options.

You won't get the best ideas here. You'll get the best ideas from a competent, licensed, local architect. You can hire one on a consultant basis to give you a sketch floor plan and elevations to see if your functional needs can be met with a visually appealing design that works with your site as well as your budget.

It may seem like people are being obstructionist by not giving you any ideas, when what you want is ideas, but there is probably an architect in your area who is well-versed regarding the way older houses like this were built in your particular area, what types of modifications and additions are feasible based upon the existing structure; and what, if any restrictions there might be. And they probably have projects in their portfolios that show what they have done to houses similar to yours. And I would not go to them with any more than a written wish list of what you would like to have, and how much you are willing to add square footage wise and what your ideal budget is. I would not go with any drawings to an architect, that's their job.

I have contacted an architect. Thank you all for the advice.