Expert: Richard Taylor, AIA - 5/13/2007

Question
I have a Cape style cottage.  The previous owners finished the attic into a
master suite, but the ceilings are quite low (just over 6 1/2 feet tall at the
highest point).  How difficult/costly would it be to raise the roof or change
the pitch of the roof so we can get higher ceilings?  which would be more
practical/recommended?  The pitch of the roof is currently 8x12 but the ridge
is only 8 feet higher than the first floor ceiling.  And I would like to keep the
Cape-stype look of the house.

Answer
Good morning Erica - thanks for your question!

6 1/2 feet doesn't sound like much of a master suite!  It's illegal, in fact, under all the major building codes to have ceilings less than 7 feet tall.

I see three options for you:

1) Raise the roof.  Assuming the floor structure is adequate (it may not be), the rafters and ridge can be detached and raised.  You'd secure the rafters, cut them loose, and lift the whole thing with a crane.  Next you'd install kneewalls on top of the existing walls, then lower the roof back into place.  The height of the kneewalls would determine the new ceiling height.

That's a very simple overview - there's a lot more to the actual process.  You'd also have to budget for structural engineering on this project, since the new kneewalls will need lateral support, and you'd have to consider the architectural impact of the taller walls on the outside of the house - might ruin the cape-ness of the house.

2) Raise the back wall only.  This would give you a little less space than option #1, and would make the back of the house more like a two-storey, but would maintain the character of the front.  Essentially you'd be building a full-height wall at the back and putting a shallower-pitched roof on it.  The original ridge would have to be raised, but you wouldn't have to mess with the front half of the roof.

This would give the house a bit more of a "salt-box" look.

3) Big dormer on the back.  Probably the least expensive option, but would give you the least amount of new space.  Again, the original ridge would have to be raised, and you'd need structural engineering to verify that the loads can be carried.

Since you want to maintain the Cape look (and I agree wholeheartedly with doing just that!), any of these options are going to be limited.  Any in terms of dollars-per-square-foot, none are very efficient.  And you'd still have a limited master suite.

What about this - add a small dormer to the attic to create a usable (and legal) bedroom (not a master suite).  Convert one of the downstairs bedrooms to the master bedroom, then add a small addition to accommodate the bath and closet (or convert the bedroom to bath/closet and add the bedroom - either might work).

You'd spend a little more money this way, but would have a much more pleasant home, and would boost resale value - something you won't get by keeping the master upstairs.

If you'd care to have my firm consult with you further on this, please contact me at rich@rtastudio.com.

Hope this helps!

Richard Taylor, AIA
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