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Architecture/raising first floor ceiling height

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Expert: - 11/27/2010


Question

4104-e-patrick -ln-no,
We have a 1984 two story home with a tile roof, 1404 first floor and 1092 sq.ft. 2nd floor, We hired an architect to add about 1900 sq.ft. of floor space to the first floor, 1250 sg.ft. of garages with a 300 sq.ft. 2nd floor addition over one of the garages. However, now we are unhappy with the original 8 foot ceiling heights. We planned on all new electric, hvac, plumbing, drywall, plus all new fixtures, kitchen, baths, etc. Question: since we are planning a complete remodel of the existing home, can we raise the ceiling heights to 9 or 10 feet, saving the architectural plans for the new structure? Or, should we simply tear the old house down. By the way, we have demo'd most of the interior of the home.

Answer
Fred - thanks for your question!

Wow, you're really on the bubble with this one!  From my perspective, it looks like a classic "scrape-off".  Here's why:

Anytime you're more than doubling the size of a house, you're effectively adding a house to the addition, rather than the other way around.  That always makes me wonder what you're going to end up with - a brand new house attached to a remodeled addition, maybe?

Another consideration is architectural integrity; can you add that much building to the existing structure and still have the whole thing look like one house? I've seen too many projects like this where the addition and the original are clearly different - usually, you don't want that outcome!

And obviously, you're just down to the shell; do you really want to put all that new money into that old shell?

Now back to your question about the wall height.  It is structurally very difficult and expensive to raise walls; you can't just add on top, that creates a "hinge" that compromises lateral support.  The only way to safely extend the walls requires installing new, taller (and probably wider) studs next to the existing ones.  That means effectively rebuilding the walls.

Finally, if what you really want is a 4,700 square foot home with a 4 1/2 car garage, why not design exactly what you want from scratch - rather than accepting the compromises that come with remodeling?

I think a completely new house is in order here.  If you agree, I hope you'll carefully consider whether 4,700 sf is going to get you the kind of living experience you desire; too often homes that size are rife with wasted space and useless rooms.

Or better yet, find a way to make this house work without adding so much space.

Hope this helps!

Richard Taylor, AIA
www.rtastudio.blogspot.com
www.rtastudio.com

Richard Taylor, AIA

Expertise

Ask me about all aspects of house, remodeling. , and room addition design and construction. Ask me about historic homes, renovation, and restoration. Ask me about materials and techniques, and about how you can get the best value for your design and construction dollar. Ask me how you can make your home a very special place. I can't, however, answer specific structural engineering questions in this forum - that's something you'll need on-site observation for.

Experience

I own a full-service residential architectural firm, and have been designing custom homes, remodelings, and room additions across the country since 1983. Check us out at Richard Taylor Architects and RTA Plans. I have written and been published extensively on the subject of residential architecture.

Organizations
American Institute of Architects, City of Dublin Architectural Review Board, Vice Chair of City of Dublin Planning and Zoning Commission, American Planning Association, Board Member Historic Dublin Business Association, Past Editor of SPLASH (a software forum), Past Editor of Open Directory Project, Assistant Scoutmaster, Boy Scouts of America

Publications
Business First of Columbus, Suburban New Publications, About.com, Cleveland Plain Dealer, Columbus Dispatch Residential Architect Custom Home Architect Remodeling Architect

Education/Credentials
Bachelor of Environmental Design (Architecture) Miami University 1983
For more about home design, check out my blog at Sense Of Place and join the conversation on our Facebook Page.

Awards and Honors
2010 Dublin Chamber of Commerce Business Person of the Year

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