Building Homes or Extensions/Patio/balcony

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Expert: - 4/27/2009


Question
I'm thinking about building a balcony from my bedroom by changing the current windows to double doors.  Do I need buiding permits/plan for such a structure?  Any advice on accomplishing such task or should I hire an expert to do it?  The quotes I'm getting are $75-100/sft, which is more than I can afford now.  Thanks for your help.

Answer

elevated deck
Hi Eric, you may or may not need a permit depending on your local building department guidelines.  Usually if the project is less than 500 dollars you don't need a permit.  However this may not be related to actual cost but to a square foot evaluation by the building department. Only your building department can answer that question.  While you're talking to them you can get an outline of what they need to give them if a permit is required.  Don't worry, they are there to help you and your taxes pay their salary.

This is not a difficult project for a skilled do-it-yourselfer.  Basically you bolt a ledger board to the wall and then set up posts on piers for the perimeter and set beams on the posts and joists on the beams.  Cover with decking and add a railing and you're done.  It is a weekend project for someone with some help and some carpentry skills.  Railings should be 42" high and designed so that a 4" ball cannot be passed through any opening so you will need pickets less than 4" apart..You also usually need a toe gap of 1 1/2" to 2" between the bottom of the railing and the top of the deck..Because of the railings involved etc.  75-100 dollars sq ft could be common depending on the area..If you do a drawing and make a material list you can price out the materials for yourself and go from there.  Most lumber yards can help you do a material take off if you need it.  Use pressure treated wood exclusively , coated screws and galvanized bolts..I am enclosing a simple sketch. I hope this information helps feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com

Bruce E. Johnson

Expertise

I can answer any construction related question in regards to carpentry, concrete, drywall, masonry, structural elements of any type of building, residential or commercial. Interior or exterior.

Experience

Custom Commercial and residential buildings. Churches, theaters, schools and auditoriums. Most recently I am working with the Catholic Church on several design build committees. I have a website related to scheduling and project supervision. Although my expertise is more related to multimillion dollar commercial, educational and theatrical projects my generous credentials in residential and remodelling construction make me a viable source of information regarding all forms of building questions.

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