I’m in the process of bidding a fire job in which the homeowner has decided to tear down the existing house to the foundation, and rebuild, adding about 1800 sq.ft. At the first discussion with the building dept., they are inclined to consider the job as new construction. The house was not destroyed, the insurance co. is not covering it as a total loss.
In addition to the use of the existing foundation, the HO plans on re-using the furnace and A/C unit, and varius bathroom fixtures. The number of bedrooms are remaining the same (3), and the number of bathrooms is increasing from 2 to 2 1/2.
The problem is that if it is deemed new construction, the health dept. will require the well and septic to be updated to the latest standards. If it is a remodel, they are much more flexible.
I plan to make a strong case for remodel designation, and am wondering if any of you have had a similar situation, and have any ideas to help me “pack” my argument, to best make my case.
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I think the first thing to do would be to look at the ordinances involved to see if you can determine the exact percentage of existing structure that must remain to qualify as a remodel. Might be some good fudge factors you can quote to your advantage.
In two instances I am aware of, the first in Florida, one wall was braced during demolition so it would remain standing until the work was well under way and second, in New Jersey, the foundation PLUS the small section of wall with the electric meter and disconnect was preserved.
I don't think an insurance write-off or lack of one determines the procedure. My take is that if you don't go all the way to zero (like a lot cleared for new construction) you get to remodel.
I don't think that will get you off the hook to bring everything up to code, including septic. Even with the smallest addition we are required to have the septic system pumped and inspected (evaluated) by the pumping company and then sumbit a form to the health department, including complete remodelling plans, so that they can then send out their own evaluator who will take core samples to determine the depth and area of the field and the depth of ground water. They can put the brakes on any project. My current customer had to move the septic tank about 15 feet (get a newer, bigger one) collapse and fill the old and put in a new field.
In some nice, older neighborhoods here (Sacramento) we often see a house completely demo'd except for one wall. By leaving one wall intact, the project can be classified a remodel instead of a new home. Maybe similar rules apply in your area, and the project could be adapted?
"A completed home is a listed home."
In most localities it's the percentage of the remaining structure that determines if it's new construction or if it's a remodel. However as has been pointed out, whatever the designation, it doesn't relieve you from updating the structure to new building and health codes. The best way to proceed would be a little discussion with the building department to see what the requirements in your situation would be.
Also be advised of one thing, make sure that the homeowner understands that your bid has NOTHING to do with whatever amount the insurance company wants to settle for. I was involved in a fire situation where the building department wanted complete replacement of certain building features, the insurance company wanted to only pay for a repair, and the homeowner wanted a complete upgrade of what she had. The problem was, I was expected to make everybody happy with what the insurance company was paying only. I just bowed out early rather than hit my head against the wall.
My very first construction job, while still in high school, was on a project that was basically a new build but for practical purposes was labeled a remodel. We demolished the entire structure except for one exterior wall in the kitchen, the bathroom and stair well (the dumb arse family was “trying†to live in the basement during the remod). It was funny to drive up to this job and see just these pieces standing.
I asked the boss why we just didn’t demo the entire structure since it would have been much easier? He agreed construction wise it would be easier but told me it was done that way so the project would qualify as a remodel instead of a new build. Since this was lake front property I understand now the multitude of headaches and cost that were avoided.
As for the septic and well woes I would just call the health dept. and tell them the situation to get straight answers. It’s not like your gonna be able to slide past them anyhow.