So I'll document the process and include pictures in the months ahead. Here's some detail. A key question for you would be, can you put a stairwell somewhere?
We have attic space - two rooms totaling about 440 square feet - accessible by a stairwell from a second floor. We want to remodel the space and add it to the square footage of our home. At about $1,000/square foot where we live, the math makes sense even though our property value, and therefore our property tax, will increase. I think our project will be $75k, and I think we will add about $250k in value (not all of the 400sf will be countable due to ceiling height).
- The stairwell does not meet current codes as it's too narrow and the treads are too short. Not good for firefighter access. That said, our house was built in 1906 and the City has agreed to grandfather us in as long as we remodel the attic to code.
- As for work done thus far, the small room was lathe and plaster. I tore all that down to the studs. The large room was redwood siding. I tore all that down too. It had charm, but was ragged. So both rooms are down to the studs.
- I had a 75amp subpanel run to the small room to provide electricity for the floor and likely much of the floor below. i need to swap out the current knob and tube with current electrical.
- I am putting on a new roof because the current one is the third layer and it's been there since 1982. It's failing in spots so it's time.
- The attic gets hot, so when we're done with the roofing, we will spray-foam insulate. Pricey, but you don't have to worry about condensation and the R value is real good. Will last as long as the roof lasts.
- We're putting in the roof windows and skylights in part for air circulation (there isn't much up there now), natural light and for ingress/egress, another code requirement. People have to be able to get out, firefighters have to be able to come in. We also have some kickass views of the Bay Area up there.
- We plan to drywall both rooms. And we will carpet the stairwell and the large room. This will probably be my room for a few days until the kids discover it, then I probably won't be allowed in (kids are 9 and 7...why am I doing this?). Think rec room. The smaller room will have a hardwood floor and exercise mats, our Peloton, etc. Think exercise, yoga.
- Working with the City slows everything down immensely, but we're a small community and part of the bargain in living here is signing up for all that stuff. In the end, it works because there's little to no blight here.
I'll keep posting. You can learn from my mistakes!
3k goodbye.
