Full Dormer Information (Oyster Bay, Massapequa, North Massapequa: how much, house, neighborhood)
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I live in North Massapequa (Town of Oyster Bay) and have plans of putting a full dormer on my cape style house. The footprint of the entire house, including the garage, is 26 x 50 which is approximately the size of the dormer. My two questions are, what is a ballpark figure I should expect something like this to cost? I’ve looked it up but the numbers are all over the place and change depending on timing as well. I’m told the price of lumber went up, then came back down so numbers are all over the place.
Second question is, the “forecast” of the cost of this stuff is projected to come down in the future. Do prices for this type of work typically go down, or do they just not increase at the same pace?
Depending on the finish level you can expect quotes between 150k and 200k.
I had quotes for a half dormer at the beginning of the pandemic before wood went insane and they ranged from 80k to 125k depending on the finish level.
Attic converted to living space?
You must be R1-7.
Your lot size must be at least 7,000 SF or so. You should be okay with F.A.R.
Though at 7,000sf and having a 26x50, your max FAR is 3200 SF.
Right now you are at 1300 SF without counting decks but you should be okay.
Depending if you're using lvls for larger spans, you'll need a new roof, you'll need reinforcement down to the foundation. You're looking at 250 grand which should include demo permit, building permits, plumbing permits, electrical underwriter, etc.
You will be adding a lot of weight under that floor. If you have 2x10 fj, you might have to double them by new bathrooms you'll be adding.
If you have 2x8's, you will be doubling them and space them at 12" o.c.
Why don't you plan for a 2nd floor? Get a zoning analysis done and how much FAR left you have. 300K to add a 2nd floor and relocate the stairs would be better.
Attic converted to living space?
You must be R1-7.
Your lot size must be at least 7,000 SF or so. You should be okay with F.A.R.
Though at 7,000sf and having a 26x50, your max FAR is 3200 SF.
Right now you are at 1300 SF without counting decks but you should be okay.
Depending if you're using lvls for larger spans, you'll need a new roof, you'll need reinforcement down to the foundation. You're looking at 250 grand which should include demo permit, building permits, plumbing permits, electrical underwriter, etc.
You will be adding a lot of weight under that floor. If you have 2x10 fj, you might have to double them by new bathrooms you'll be adding.
If you have 2x8's, you will be doubling them and space them at 12" o.c.
Why don't you plan for a 2nd floor? Get a zoning analysis done and how much FAR left you have. 300K to add a 2nd floor and relocate the stairs would be better.
Yup that’s what I was told. It is R1-7, 7,000 sq ft lot. I’m told lot coverage is limited to 25% and square footage is limited to 3200 square like you said. I’m at 1383 right now because they’re counting a patio. If need be, I’ll rip that out and have the survey done again.
There will be a new roof for sure. Lvls for the spans. 250K is around what I was expecting to hear. I’m having some small work done in my garage right now and that contractor told me it would likely be in the low 3s to do that. I showed him a floor plan I drew up with AutoCAD which is what he was going by. I’m trying to achieve 12 foot ceilings in a section of the 2nd floor over the garage and part of the house. I’m sure that adds to
Yup that’s what I was told. It is R1-7, 7,000 sq ft lot. I’m told lot coverage is limited to 25% and square footage is limited to 3200 square like you said. I’m at 1383 right now because they’re counting a patio. If need be, I’ll rip that out and have the survey done again.
There will be a new roof for sure. Lvls for the spans. 250K is around what I was expecting to hear. I’m having some small work done in my garage right now and that contractor told me it would likely be in the low 3s to do that. I showed him a floor plan I drew up with AutoCAD which is what he was going by. I’m trying to achieve 12 foot ceilings in a section of the 2nd floor over the garage and part of the house. I’m sure that adds to
For F.A.R. you need to do the calculations as follows to get your real Floor Area allowed:
Allowed = 3200 SF + ((your lot size - 7000) x .15)
To get your lot size, go to my nassau property, input your home address and look for property description. They should have your lot size. While it won't be much, it should offset the patio area.
It's 1.5x the SF for ceiling heights over 10ft. Assuming your garage is 12x20(typical), floor area for that space w/ceiling at 12ft = only the area that has a 10ft or more, you multiply it by 1.5.
I'm assuming that will be the master bedroom with a master bath and you want a tray ceiling for it.
I'd insulate the rafters with spray foam and add a thermal barrier. While your architect might do R49, code allows R-38.
Might want to add the air handler in the attic with a new pull down attic access.
For F.A.R. you need to do the calculations as follows to get your real Floor Area allowed:
Allowed = 3200 SF + ((your lot size - 7000) x .15)
To get your lot size, go to my nassau property, input your home address and look for property description. They should have your lot size. While it won't be much, it should offset the patio area.
It's 1.5x the SF for ceiling heights over 10ft. Assuming your garage is 12x20(typical), floor area for that space w/ceiling at 12ft = only the area that has a 10ft or more, you multiply it by 1.5.
I'm assuming that will be the master bedroom with a master bath and you want a tray ceiling for it.
I'd insulate the rafters with spray foam and add a thermal barrier. While your architect might do R49, code allows R-38.
Might want to add the air handler in the attic with a new pull down attic access.
That's interesting, I didn't know area's with ceiling heights over 10 ft account for 1.5 times square footage. One a section of the dormer I want 12' ceilings in, the rest can be 9-10'
Just blows my mind that it’s $300k just to add onto an existing home out here. And you’re not even talking new foundations, footings, etc. Crazy!
The cost to build a house in NY in the 1960s was 50 grand which did not include mechanical systems.
50 grand adjusted for inflation is 500 grand.
Include a mechanical system for 100 grand and a deck for 20 grand, that comes out to 620 grand. That's the typical cost of construction for a small single-family house in NY.
Back then, land valuation was minimal. Now, you are buying land at higher prices because of land valuation.
This is how crazy valuation has been in the covid-era.
I have a client who purchased her house with an ocean view at $90 grand in the 1950s.
The valuation was 18 million dollars in 2022 and the house needs to be demolished for any future upgrades.
I have another client who purchased her home in 2018 for 300 grand.
Valuation of the property(going rate for selling homes) in her neighborhood is 500 grand(used to be 650grand just a year ago).
With demand going down, prices are coming down as well.
I have another client who bought a house that needs to be demolished for 600 grand. She is spending 1 million to do interior renovation(includes reframing) for a house that is 5400 sf counting all floors.
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