Expert: Bruce E. Johnson - 2/2/2011

Question
We have a mid 70's 2 story Ryan Home colonial. where the 2nd floor extends 1/2 over the 2 car garage. I was wondering about taking the 2nd floor over to the end. It is about 8' to the end and the full depth of the house. Is this a major addition or somewhat minor since no foundations ect... cost per sf? Cleveland Ohio. Thank you

Answer
Hi Ed, without actually seeing how your existing framing was accomplished I can't put an exact cost on your project but it sounds like it wouldn't be a major undertaking.  Obviously you will have to remove the roof section over the garage and duplicate the floor system of the existing upstairs if possible.  Depending on how the joists run you may need to add a support beam or if the existing second floor system already has a beam carrying its outside wall you may be able to attach new joists to the existing floor beam.  For most renovations such as this a cost of $100 per sq. foot would be a good rule of thumb for estimation purposes.  You can probably beat that price when you begin to get proposals from contractors.  Over and above that cost may be design and permit fees..many homeowners with some design skills can draw up their own floor plans and have the structural problems worked out by an engineer thus bypassing Architect involvement.  But if you are not one of those people you will need to bring an architect on board or a savvy engineer who is capable of producing working drawings for the building permit requirements in your area.  I hope this information helps, please feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com..ps..hope your winter isn't proving to be too daunting.  From here in Florida it looks mighty cold up there!