| Posted By |
Message |
smdl
I love Gary too..on a plate!
Member since 5/06 32461 total posts
Name:
me
|
House extension... need some help sort it out! LONG
We have a levitt house. The ranch (the one that you come into the kitchen. Not the door in the middle of the house).
Kitchen is small. 12x13 or 14. LR is small 12x16.
We had someone come for an estimate.
Here are the issues or why we need an extention.
1/ we don't have a dining area. So we are cramped in a 12x13 room to eat. Needless to say. DS does not eat at the same time we do. We don't fit in it.
2/ We have to redo ALL the windows (we still have all the original aluminum sliders) as well as new siding (it has started to come apart and rotting) and new roof. It leaks in the garage.
3/ We can't have more than 8 guests in our house at one time. The LR is just too small.
Now, let's talk $$$
The windows, siding and roof will cost $18K. I think it's fair. Isn't it? All the windows with 2 bedrooms upstairs (minus 2 windows in the bathrooms. we just redid them). We have to do it, just to prevent further damage in the house and I am tired of no energy drafty windows too. I can't have a leaky room either. I would love to insulate the garage but I can't do that if the rook leaks.
We could expend the kitchen by 6-8 feet in the front yard. Cost: approx $18K (includes labor w/o materials to retile the whole kitchen and tile that goes all the way in the hallway (same tile!)). We live in township of Oyster Bay. We will need a variance. It would take right now 6-9 months.
Extension in the back. 12x20. Approx. $31K.
If we did the extension in the back, we would have an open DR where our LR is and push the LR furniture to the back/extension.
The whole thing together would come to $67K.
DH and I are on board with the siding/windows/roof and back extension. Essentially I don't really need the kitchen extension on the front. I would just have a small kitchen but not an eating kitchen so it would be functional.
BUT.....I think our house has NO curb appeal. It's a levitt ranch house and let's just say that they are not that pretty. We don't have the A line roof either. The "flat" style. So an extension of the kitchen would look really nice. To top that now my kitchen would be really great. A 13 x 18 or 20 room. I have a make shift pantry in one of the few closets at the end of the hallway and a huge kitchen would provide me with LOTS of cabinet (right now it's an L shape 10 x10)... yes. That small!! No storage.
The problems:
1/ It's $67K (we would need a loan) vs $50K (we don't need a loan) if we don't do the kitchen. $67K does not include redoing the kitchen cabinets.
2/ I could not redo the kitchen if I do both extensions to the front and back ($$$$) so I would not only have 1 wall of cabinets since I would have to rip the counter under the window. That wall would be gone due to the extension. And live with an extension for a while and no new cabinets and just a small 10 ft wall of cabinets.
3/ We think we could do the siding, etc... and the back extension NOW and wait 3 years to the kitchen extension. But we are worried that the 3 yo roof would look faded when we do the new roof of the kitchen extension.
4/Even if we did not do the kitchen extension I would not love the front of the house. Is curb appeal and a larger kitchen worth an additional $18K? Knowing we no longer have an issue with the eating situation with the back extension so the problem would be solved with the back extension.
Decisions... decisions
WWYD?
Message edited 9/17/2010 2:41:13 PM.
|
Posted 9/17/10 2:36 PM  |
| |
|
Long Island Weddings
Long Island's Largest Bridal Resource | Prudential Douglas Elliman Real Estate |
alli3131
Peanut is here!!!!!!
Member since 5/09 18388 total posts
Name:
Allison
|
Re: House extension... need some help sort it out! LONG
I wouldn't do a front extension just for curb appeal. And you kitchen isn't small....mine is 9 x 15 and its plenty big but we have a dining room to eat in.
|
| Posted 9/17/10 2:49 PM |
| |
|
Tine73
Member since 3/06 22093 total posts
Name:
*********
|
Re: House extension... need some help sort it out! LONG
Posted by smdl
The problems:
1/ It's $67K (we would need a loan) vs $50K (we don't need a loan) if we don't do the kitchen. $67K does not include redoing the kitchen cabinets.
WWYD?
I have a stupid question - if you have $50k to spend and one option costs $67k - why can't you just get a loan for the remaining $17k?
I would probably do the windows/siding and back extension. Your house is tight and I know you are dying for more space.
Then in a few years do the kitchen. Depending in the plumbing and stuff maybe you could turn your kitchen into the dining room and shift the kitchen to the middle of the house.
I'm glad you decided to stay there though -it's a great piece of property!
|
| Posted 9/17/10 3:20 PM |
| |
|
smdl
I love Gary too..on a plate!
Member since 5/06 32461 total posts
Name:
me
|
Re: House extension... need some help sort it out! LONG
Posted by Tine73
Posted by smdl
The problems:
1/ It's $67K (we would need a loan) vs $50K (we don't need a loan) if we don't do the kitchen. $67K does not include redoing the kitchen cabinets.
WWYD?
I have a stupid question - if you have $50k to spend and one option costs $67k - why can't you just get a loan for the remaining $17k?
I would probably do the windows/siding and back extension. Your house is tight and I know you are dying for more space.
Then in a few years do the kitchen. Depending in the plumbing and stuff maybe you could turn your kitchen into the dining room and shift the kitchen to the middle of the house.
I'm glad you decided to stay there though -it's a great piece of property!
We don't really want a loan. I already have a student loan to pay off. The $50K is not liquidy but we can borrow against it at a cheaper rate.
We calculated that the price of BOTH extension is still cheaper than buying another house. And they are not updated either. We just redid our 2 bathrooms. Our extensions would be new vs buying a bigger house and having to remodel on top of that. Add closing cost and moving cost. It's still cheaper redoing our house. I do have lots of space in both front and back yard. And I do love our location.
Message edited 9/17/2010 3:42:50 PM.
|
| Posted 9/17/10 3:41 PM |
| |
|
lullabella
LIF Adult
Member since 5/05 2246 total posts
Name:
|
Re: House extension... need some help sort it out! LONG
Posted by smdl
Posted by Tine73
Posted by smdl
The problems:
1/ It's $67K (we would need a loan) vs $50K (we don't need a loan) if we don't do the kitchen. $67K does not include redoing the kitchen cabinets.
WWYD?
I have a stupid question - if you have $50k to spend and one option costs $67k - why can't you just get a loan for the remaining $17k?
I would probably do the windows/siding and back extension. Your house is tight and I know you are dying for more space.
Then in a few years do the kitchen. Depending in the plumbing and stuff maybe you could turn your kitchen into the dining room and shift the kitchen to the middle of the house.
I'm glad you decided to stay there though -it's a great piece of property!
We don't really want a loan. I already have a student loan to pay off. The $50K is not liquidy but we can borrow against it at a cheaper rate.
We calculated that the price of BOTH extension is still cheaper than buying another house. And they are not updated either. We just redid our 2 bathrooms. Our extensions would be new vs buying a bigger house and having to remodel on top of that. Add closing cost and moving cost. It's still cheaper redoing our house. I do have lots of space in both front and back yard. And I do love our location.
Does your estimate have a cushion it it?? If not add I suggest adding at least $10k because things are always more than you think they will be.
|
| Posted 9/17/10 4:00 PM |
| |
|
Rycois
Blessed with 2blue/2pink
Member since 12/05 13341 total posts
Name:
J
|
Re: House extension... need some help sort it out! LONG
Posted by lullabella
Does your estimate have a cushion it it?? If not add I suggest adding at least $10k because things are always more than you think they will be.
This is def true Sophie. I found the contractor was accurate but there were things I wanted upgraded along the way. Did you know adding a peak (just the look of the peak) on the house was an extra $2600 
Aside from that, they were on point. I think a few $$ cushion should be OK - maybe $5K. And factor in permits that add up annoyingly enough.
I agree it's worth doing the renovations. We just did this project and had an appraisal before and after and the return was almost double. if you like where you are and want to stay it's def. worth it to make your home more comfortable!
|
| Posted 9/17/10 4:08 PM |
| |
|
smdl
I love Gary too..on a plate!
Member since 5/06 32461 total posts
Name:
me
|
Re: House extension... need some help sort it out! LONG
Posted by SweetCaroline
Posted by lullabella
Does your estimate have a cushion it it?? If not add I suggest adding at least $10k because things are always more than you think they will be.
This is def true Sophie. I found the contractor was accurate but there were things I wanted upgraded along the way. Did you know adding a peak (just the look of the peak) on the house was an extra $2600
Aside from that, they were on point. I think a few $$ cushion should be OK - maybe $5K. And factor in permits that add up annoyingly enough.
I agree it's worth doing the renovations. We just did this project and had an appraisal before and after and the return was almost double. if you like where you are and want to stay it's def. worth it to make your home more comfortable!
Yes, we know we may have to shell in a few extra $$$ already for the "unknown".
As far as the roof line. I already told the guy what I wanted. 
|
| Posted 9/17/10 4:14 PM |
| |
|
Rycois
Blessed with 2blue/2pink
Member since 12/05 13341 total posts
Name:
J
|
Re: House extension... need some help sort it out! LONG
Posted by smdl
Yes, we know we may have to shell in a few extra $$$ already for the "unknown".
As far as the roof line. I already told the guy what I wanted.
Oh, I know you don't want a peak - I was just saying that was something we added last minute that threw our budget a bit off - that, upgraded electricity, double cantilever, etc. $$$
But worth it in the end!
But as far as what the contractor quoted you I wouldn't be concerned that that's off b/c they seem to be on target and hold up their end
|
| Posted 9/17/10 4:19 PM |
| |
|
smdl
I love Gary too..on a plate!
Member since 5/06 32461 total posts
Name:
me
|
Re: House extension... need some help sort it out! LONG
Posted by SweetCaroline
Posted by smdl
Yes, we know we may have to shell in a few extra $$$ already for the "unknown".
As far as the roof line. I already told the guy what I wanted.
Oh, I know you don't want a peak - I was just saying that was something we added last minute that threw our budget a bit off - that, upgraded electricity, double cantilever, etc. $$$
But worth it in the end!
But as far as what the contractor quoted you I wouldn't be concerned that that's off b/c they seem to be on target and hold up their end
I DO want a peak (I think that's what it is  ) for the back extension and front. Is that the roof line that is perpendicular to the house roof line?
I am not so worried about the quote being off but the "surprises" we could find when we remove the old siding and roof (rot, etc...).
|
| Posted 9/17/10 4:25 PM |
| |
|
maybesoon
LIF Adult
Member since 9/09 5981 total posts
Name:
|
Re: House extension... need some help sort it out! LONG
how long are you planning on staying there? if it's for a very long time, I would do this
start picking materials and things that you like, you may even get started on the variance since it's going to take a while. then I would do everything at the same time, but try to save the rest of the money to avoid taking out a loan. you may have to wait an extra year or two but wouldn't it be nice to have all new things, and no loans for it.
to me, curb appeal and bigger kitchen is def worth the 18K , but i would prefer to spend cash rather than borrow . Good Luck!
|
| Posted 9/17/10 5:22 PM |
| |
|
smdl
I love Gary too..on a plate!
Member since 5/06 32461 total posts
Name:
me
|
Re: House extension... need some help sort it out! LONG
Posted by maybesoon
how long are you planning on staying there? if it's for a very long time, I would do this
start picking materials and things that you like, you may even get started on the variance since it's going to take a while. then I would do everything at the same time, but try to save the rest of the money to avoid taking out a loan. you may have to wait an extra year or two but wouldn't it be nice to have all new things, and no loans for it.
to me, curb appeal and bigger kitchen is def worth the 18K , but i would prefer to spend cash rather than borrow . Good Luck!
I would love to wait but we can't. DS cannot eat at the same time we do because of space issue. That was OK when he was a baby but now he is 3.
We cannot wait for the siding and windows and roof. Especially roof and siding. Roof is leaking in garage and siding is rotting. Waiting means more damage under the siding and roof so more $$ in repair in the long run.
This house could be our forever house. We don't know yet. But right now we know that an extension is better financially than buying a bigger house in the same neighborhood.
Message edited 9/17/2010 7:28:36 PM.
|
| Posted 9/17/10 7:27 PM |
| |
|
maybesoon
LIF Adult
Member since 9/09 5981 total posts
Name:
|
Re: House extension... need some help sort it out! LONG
Posted by smdl
Posted by maybesoon
how long are you planning on staying there? if it's for a very long time, I would do this
start picking materials and things that you like, you may even get started on the variance since it's going to take a while. then I would do everything at the same time, but try to save the rest of the money to avoid taking out a loan. you may have to wait an extra year or two but wouldn't it be nice to have all new things, and no loans for it.
to me, curb appeal and bigger kitchen is def worth the 18K , but i would prefer to spend cash rather than borrow . Good Luck!
I would love to wait but we can't. DS cannot eat at the same time we do because of space issue. That was OK when he was a baby but now he is 3.
We cannot wait for the siding and windows and roof. Especially roof and siding. Roof is leaking in garage and siding is rotting. Waiting means more damage under the siding and roof so more $$ in repair in the long run.
This house could be our forever house. We don't know yet. But right now we know that an extension is better financially than buying a bigger house in the same neighborhood.
oh I see, we have the same deal we can't eat with our 2 year old DS and it's not fun.
In this case, I would take out the loan and do everything you would like at once. this way you will be able to eat as a family, and won't have to deal w/ "life" being interrupted twice. I def. think you will be better off getting an extension as opposed to buying something bigger!!!
Message edited 9/18/2010 9:04:43 AM.
|
| Posted 9/17/10 9:04 PM |
| |
|
ave1024
I Took The Wrong Road
Member since 12/07 6153 total posts
Name:
That Led To The Wrong Tendencies
|
Re: House extension... need some help sort it out! LONG
My honest opinion? Sell and move to a larger house.
If you pump 67k into that Levit, you are most definitely not going to get that back. Even spending all that money, you still won't have a basement. And there is no way I would borrow any of it.
I am very familiar with that area. That area in general is losing house value real fast. There are unexpanded Levits selling for under 300k now. And it's a shame because Levittown is really nice and I would definitely live there.
It's possible you won't get any of it back if that market dips further.
I'd put your house on the market and sell. Move into a neighborhood that has cheap houses, but is more immune to price dips and could possibly hold the value better.
I'd look in Massapequa. There are some real bargains in Massapequa with Massapequa or Plainedge schools. And you will likely get a basement.
It's basically what I did and I am very happy I did. I moved to an area that I feel holds its value better (Plainview/Old Bethpage) which is allowing me to full dormer without regret. I am putting about 200k into my one story ranch.. and I expect to get it ALL back based on the comps. In fact I might even make about 50-100k.
|
| Posted 9/18/10 3:30 AM |
| |
|
ave1024
I Took The Wrong Road
Member since 12/07 6153 total posts
Name:
That Led To The Wrong Tendencies
|
Re: House extension... need some help sort it out! LONG
Also expect to pay a lot more in architect fees if you need a variance (for their court appearances and such).
Be careful because that is something your contractor might not mention to you unless you ask.
I would definitely sell. That sounds like way too much work to get what you want. And the fact that you would need a variance? Bleh. Interest rates right now are 4.5% fixed for 30 years.
I'd sell and not look back.
|
| Posted 9/18/10 3:35 AM |
| |
|
smdl
I love Gary too..on a plate!
Member since 5/06 32461 total posts
Name:
me
|
Re: House extension... need some help sort it out! LONG
Posted by ave1024
My honest opinion? Sell and move to a larger house.
If you pump 67k into that Levit, you are most definitely not going to get that back. Even spending all that money, you still won't have a basement. And there is no way I would borrow any of it.
I am very familiar with that area. That area in general is losing house value real fast. There are unexpanded Levits selling for under 300k now. And it's a shame because Levittown is really nice and I would definitely live there.
It's possible you won't get any of it back if that market dips further.
I'd put your house on the market and sell. Move into a neighborhood that has cheap houses, but is more immune to price dips and could possibly hold the value better.
I'd look in Massapequa. There are some real bargains in Massapequa with Massapequa or Plainedge schools. And you will likely get a basement.
It's basically what I did and I am very happy I did. I moved to an area that I feel holds its value better (Plainview/Old Bethpage) which is allowing me to full dormer without regret. I am putting about 200k into my one story ranch.. and I expect to get it ALL back based on the comps. In fact I might even make about 50-100k.
We are not in Levittown. We are North of it. We live 5 minutes from the train station and I have a huge yard (for the area). Moving away means less trains and schedule not as convenient for DH.
Right now the prices have already gone back up in my area. I am looking at $400K to buy the size I want but not remodeled. We went to some open houses already to see what's out there.
Doing the extension would put us at the same price at what is on the market but new extension AND remodeled. We cannot go more than our those extensions though because then we would price ourself out of the market.
Moving also means adding closing costs, moving costs, etc...
|
| Posted 9/18/10 5:14 PM |
| |
|
