1950's Ranch with additions off the back that were built about 12 years ago. We are looking to do an FHA 203k construction loan, so it will be really important that we work within the boundaries of the FHA program, and that we meet appraisal limits for York County Maine. Because we already own the house we will be financing the cost of the house and the renovations into a new loan, therefore cost will be a very important part of this project and I am expecting we will only have between 80 - 100K to work with (depending on fees and interest assigned), I will not know for sure until I can submit plans for approval into the program. We will need full set(s) of Construction plans to work with the FHA loan or the ability to reproduce the set given to me.
The current house has major roof pitch and valley issues and we have dealt with roof leaks for the last 10 years. We had the entire roof re-roofed (second layer) once and several of the valleys redone (down to membrane) but still have leakage issues. Without replacing the roof I don't see a solution, we really HATE this roof. Plus my husband is sick of shoveling the roof after every snow storm, we are not getting any younger and don't plan on moving.
While correcting the roof we would like to go up and put a full second story on giving ourselves more room, the current house is only 1200 square feet and it is just to small for us. I do not want anything larger than double (2400), smaller is better, less to heat and clean.
Designs we like include colonial, shed, modern, contemporary, A frame, and salt boxes. Simple clean lines, (aka shaker) or (contemporary/modern) when looking at houses either I like either very old (1700's rich in history, very Modern, or unusual (Dome, etc). I love architecture and appreciate well designed elements. Open concept please with light.
Types of architecture I dislike: anything with columns, anything showy, Prairie, Craftsman, European Hillside, Colorado Hillside, Southern Homes, Spanish/Mission, just about anything I have ever seen in Florida (not counting the Key's).
We would also like to redesign the first floor, especially the kitchen. Our current Kitchen was redone in the 80's but has only 24 sq" of of usable working area and is really a hallway from the front to the back of the house. I hate it, there is nothing I like about it. We did put down new tile (see pic) about 5 years ago, but now with the black lab all we ever see is dog fur. Due to cost if it has to stay I will deal with it, if not I would love a black slate.
We just had the back of he house updated (moved a door to get rid of a water/rot issue) replaced a sliding glass door and window for energy efficiency and removed another for energy efficiency and of water issues, insulated and resided. (see notes in PDF). It would be great if we could keep the updates here, the Deck is not negotiable it stays.
Another big issue in this house is insulation and efficiency. I don't think the main house has much so it needs it.
Our house sits very close to due south, any passive solar updates would be appreciated.
Remember BUDGET is king! If possible I would love a plan that if I needed to I could executed in phases. Example complete the second story and finish the Solar option later.
Issues we want to solve:
1.) Storage and Space issues (the entire house is currently only 1200 sq feet and we do not have a full basement that can be accessed from the house). We have two children and two dogs one of which is a 110 black lab. We would like to put a full second story on the house, moving the bedrooms upstairs.
2.) A usable kitchen - I prefer simple (shaker) or (contemporary) style cabinets and would like to be as green as possible. I dislike top cabinets and if I could get away with a large pantry or closets and some lower cabinets I could deal without upper cabinets at all. Built in Recycling area would be great. Area for the dog bowls and food. NO microwave above the stove. I have that now and hate it, I am to short to reach it comfortably. I really want an island or a breakfast bar. I love black cabinetry and metal, and lots of light. The counters need to be as durable, easy to clean and low maintiance as possible, preferably an eco product. Granite, Stone, Concrete, Wood, Metal, Glass, Silestone, like white/black/reds. Future Dream: Wired/piped in Coffemaker. My current refrigerator is 27cf need at least this size or larger. Want to switch to Electric Stove for Asthma purposes. Would LOVE a farmhouse style sink in stainless or ceramic (white) but it needs to be deep.
3.) With two girls, one about to become a teen, we need another full bathroom. I would prefer to have at least one full bath near the bedrooms, a Master bath would be great but I will sacrifice for cost if needed.
4.) Master bedroom needs a LARGE closet. Seriously, I have a 9' closet with shelving and hangers now and still don't have enough room. Master bedroom does not need to be huge, but does need to fit a king size bed and several dressers. We only sleep there, no TV, no Reading, can be on the dark side of the house.
5.) Kids rooms need storage. We have two girls. The clutter is out of control. Bedrooms can be on the North side.
6.) I would love an office or office nook. It doesn't need to be large, but I need a window, I need lots of bookcases and it needs to be sunny.
7.) I would be great if we could find an area for the WII and Kids TV, game room, work out room.
8.) I am always cold, so I want my areas I spend the most time in in the sunny rooms, office, kitchen, livingroom, game/kids room.
9.) We need to re-insulate the house (I would love a deep energy retrofit) but not sure it is in the budget.
10.) Would love to replace the remaining windows with high efficiency windows.
11.) Side door in current kitchen has to go, it is warped and lets in tons of cold air.
12.) LOVE Eco/Green products - I have asthma and I am allergic to dust, mold, wood smoke, candles, and most chemicals.
13.) PASSIVE SOLAR....I know I don't have the 4" concrete base floors, but I want something incorporated.
14.) I love my hardwood floors (in all rooms in Main house), would like to keep them unless they are removed for a passive solar option, and then I want them reused in someway. (pic included) The probably need a refinishing, but that could wait if needed.
15.) New Heating System is needed. Would prefer to get rid of the Forced Hot Air due to my asthma. Would love radiant depending on cost. If I could get enough solar gain I would consider going to Electric with Pellet stove backups. (NO cord wood!) If we go to Electric or a system that Power Vents I am willing to get rid of the chimney.
16.) Solar Option??? Hot Water??? There are additional funds in the FHA plan available if a Solar system is installed and several Federal and State Grants I can use. It seems a waste to have full sun on my roof and not use it.
17.) MOST IMPORTANT - We need the current roof removed and a new roof with a better pitch added, with as few valleys as possible. We do not want water or snow load issues in the future.
1.) Basement in Main part of the House is Block wall with a poured floor crawlspace (5 feet tall) foundation (see pic) (5' tall). Basement has no access from inside the house, but does have a bulkhead on the East side. The well pump, oil tank, forced hot air heating system and gas hot water tank currently all reside here. Basement is dry except in exceptionally heavy rains or particular conditions (spring, prior to the ground thaw, with heavy rain). We do have a sump pump and a tube extended outside at all times just in case. Because of the short ceiling height the furnace is one on it's side not standing straight. The hot water heater is in a hole dug into the ground (no cement) and when the water comes up it puts out the gas pilot light. We have been meaning to fix that but have not gotten around to it as it only happens a few times a year. Basements in the additions are poured but are only 4' tall, but are dry. The entire foundation sits on ledge (hence why the foundations are so shallow). When I had the house laser measured the gentleman said he did not see any issues with my foundation holding up to a second story. If I need a Structural Eng. to come out please let me know.
2.) New 3 Bedroom Septic system was added to the house in 2010. This is in the front of the house and takes up the entire front yard. Because the house sits on Ledge it had to be a special system and the tank is right outside the front living room window (looking at the house it is just to the left of the front steps about 4' from the window).
3.) I have asthma and cannot have anything that will off gas a lot of chemical smells and would prefer no carpeting, even area rugs.
4.) We do not wish to expand the current foundation.
5.) Front Door setup is new and a custom side. If it stays, I would prefer not to change it out.
6.) Ceilings in Main house are currently only 7 1/2" tall and they are made up of are "paper tiles".
7.) Sheetrock in Main house is thinner than standard and should be probably be replaced on the outside walls at some point.
8.) I am most concerned with function, not size. The larger the home the more I have to heat and clean.
9.) House currently has a Generator hookup in the basement and a 200 amp service.
10) Reduce, Reuse, Recycle what you can.
11.) Current full Bathroom downstairs needs a new floor (subfloor too) and a new vanity. Tub stays. No pic included. Could use some storage.
12.) Back Cedar deck stays, it took me 10 years to get that!
13.) I like my 1/2 bath and laundry room. I wouldn't even mind if it was extended to allow me to iron in there, but not necessary.
14.) Would prefer to keep as much of the front gardens as possible, most of those plants have meaning - Mothers day gifts, etc.
I decorate my house with my children's Art, books, family pictures, pinecone wreaths and cross stitch my grandmothers make and things of meaning. If it doesn't have a memory or a happy thought with it I don't have a purpose for it.
Stuff I like, but doesn't all have to be used (except for the book cases): Wainscoting, chair rails, book cases, light, built ins, glass knobs, steel, painted white wood ceilings and walls, or plain celings and walls with dark floors, anything with Texture, hand crafted stuff, one of a kind anything. Swedish style, it tends to be very minimalistic. Barn doors, glass walls, using unexpected areas (under stairs, under beds, etc.) Library's!!! Slides, Swings...I can dream.
Colors: Earth tones, Grey, Antique colors, White/Black/Red, natural greens, geometric patterns, straight lines, dark wood. White walls and dark floors look good in main areas with punches of color.
Artist I like: Vermeer, Van Gogh, da Vinci, Richard Sweeney, Bruce Gray
Design Styles I hate: Pastels, beige, Tan, Maroon, loud wallpapers with Flowers or birds, Red-ish wood or Oak and hate stained woodwork around windows and doors. Roof Gables on the front of Colonials, Why???
Cost - in budget
Works with the FHA program and will allow FHA to Appraise the house at what I need for the program to approve us.
Roof - Roof will never leak again (we hope)
Works with my Asthma
Clean, Functional, Efficient, Green
Solar option now or for the future
Layout plan view (each floor)
Description of updates (Engineering details/specs if Solar option is included)Section Views if needed
Birds eye views
I will need Multiple construction sets for submission to FHA, or a set I can copy.
Plumming and Electrical detail
I had my house laser measured in 2009. I have included those measurements as well as pictures of each side of the house. We have made some updates so I have included a PDF with notes. I have also included pictures of the flooring discussed above.
We have purchased solid brass lights for the back of the house but have not yet installed them. See pic.