Expert: Bruce E. Johnson - 11/5/2009

Question
QUESTION: My house is a 2 story with a toilet on the main floor. I'd like add a half bath and a toilet in the den on the main floor to make it a bedroom.
How complicated would that be and how much would it cost?

ANSWER: Hi Joanna, that is a complicated question.  Without knowing some particulars I can only speculate on cost and feasibility.  First of all, when you say "main floor" does this mean you have a basement below?  Or is your house sitting on a concrete slab? or is your house sitting on a crawl space foundation with access underneath?  Secondly, where is the den in relation to the existing bathroom?  Is it back to back with the plumbing wall (the wall where the sink and toilet are) or is it on the other side of the house?  Lastly, do you have any idea what side of the house the sewer is on?  This can be determined by locating a clean-out on the outside near the house, usuallly within a couple of feet of the house and close to a kitchen or bathroom.  It is generally three or four inches wide, white plastic with a screw on lid sticking up from the ground a few inches.  Another possibility is that your sewer main goes into a septic system, if this is the case, where is your septic tank located in relation to the den?  If you can answer me some of these pertinent issues I can further comment on your question..thank you..just click on 'follow up question' and reply..sincerely bruce e johnson..bejohnsonconsulting.com

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QUESTION: Hi Bruce,
Thanks for quick responds. The house is sitting on a concrete slab. The den is at the back corner of the house about 5 feet away from the bathroom. There is a pipe running along the outside wall of the den but we are not sure what pipe it is...

Thanks,
Joanna  

Answer
Hi Joanna, it sounds like you will need to cut into your concrete floor and bring the sewer into the house from the outside which isn't that big of a deal but will require repouring of the concrete once the new plumbing is in place.  Your water lines can be run overhead through the attic or underground outside and then up into the exterior wall.  Your sewer and water should be at least ten feet apart if they are run in the ground side by side or separated by 18" if they are stacked, with the water line at the highest elevation.  Cost is kinda hard to determine becasue a lot of it depends on the type of fixtures, tubs, vanities etc. ..so not including the finish fixtures and vanities I would say a reasonable cost for this project to be 12-15,000 dollars..Obviously you will want to get competing bids from qualified contractors and at that time the true cost will be made available to you.  Unless you plan on hiring the various sub contractors and supervising the work yourself you will be best off hiring a general contractor to give you a completed price for the whole job.   I hope this information helps, please feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com