Expert: Stephen Major (Owner--Major Design Group) - 5/26/2007

Question
Hi Stephen

hope you can help.

My wife and I are considering buying a property but feel unhappy with the room layout.

The house is a thick  brick built 17th century stable block.
It was only internally prepared for habitation about 30 years ago.

We would like to create more rooms of a smaller size and possibly move a staircase. the house currently has 3 bedrooms and we would like 4. the dining room is very big so we would like to extend the kitchen and put in a downstairs toileg and laundry room.

We wonder if this type of work is possible and if its likely to be very expensive. We wouldn't want brick walls, just plasterboard.

We live in uk and will have about $40,000 available to reshape the inside of the house.

Your views are much appreciated.

many thanks

chris

Answer
Chris,

The work sounds pretty straightforward, and actually quite fun, considering the age and history of the structure.  I wish I was nearby -- I'd love to help tackle it.

The ease of changing room sizes is affected by structural concerns.  If walls are load-bearing, then they are more of a problem to relocate.  Not impossible, just trickier.  Hidden utilities (electrical, plumbing, HVAC) within walls/floors/ceilings that are to be moved or changed also complicate things.

You don't say how you plan to proceed -- whether you will be using an architect, a design-build contractor, acting as your own general contractor, or doing the whole thing yourselves.  Which option(s) you choose will have an effect on cost as well as the quality of the finished project.

If you contract it out, my experience has shown that a project like this will cost in the neighborhood of $150 to $200 per square foot (of affected area) to complete.  Of course, many factors affect cost including local labor rates, the desired level of finish, etc.

With a limited budget, it is imperative that you plan the project thoroughly before spending any significant money.  Make your decisions about spaces, products, etc., and try to have a well-drawn blueprint and list of specifications.  This will allow you to communicate consistently with contractors, suppliers, etc. as you proceed.  Make changes to the plan as needed, but once you reach a point where the plan is to your liking and is close to your budget, stick with it.  

Hiring an architect or other qualified design professional, even just to fine-tune your finished plan, is generally money well spent.

Best of luck and please let me know if you have additional questions.

--Steve Major