Replies

1. 
   stonefever | Dec 31, 2003 08:16pm | #1

   I had a similar decision in S. California 5 years ago.

   Went with the remodel.  Ended up costing 3 times what it should have and took 4 times as long.  Even with substantial sweat equity.

   Lost a quarter mill when sold a year ago.

   Guess what I would do if I had to do it over again?! 

2. 
   WorkshopJon | Dec 31, 2003 08:47pm | #2

   NSXER,

   MAJOR remodeling is is almost always WAY more expensive than tearing down and building new. PERIOD!!! Even if you are doing it yourself. Just a warning, not trying tell you what to do.

   Jon

3. 
   BillW | Dec 31, 2003 09:03pm | #3

   Here in MA, local zoning laws would have a sig bearing on the decision.  In some cases, if you tear down the existing house, you couldn't even rebuild it because it would be in violation of new laws.  I'm renovating a house now - if I tore it down, they wouldn't let me build anything on the lot at all because it's non-conforming.  I'd give that some consideration before making your decision .... Bill.

4. 
   MikeCallahan | Dec 31, 2003 09:39pm | #4

   35k sounds cheap. Go for the new if you can.. Although many remodelers have tried ..., you can't polish a t_u_r_d.

   Start out slow. Then ease up.
1. 
   Frankie | Dec 31, 2003 11:08pm | #5

   I have done both and knocking it down and starting new is ALWAYS cheaper and much faster when doing a super major remodel. When remodeling you never know what is really inside the walls, how it was framed and where there is damage. Everything found out during construction adds more time and an immediate greater cost. Plus, since everything has to be run through existing walls and floors, half the house is going to get demo'd anyway.

   As for the changes in zoning laws - check them out. Many towns allow you to retain your status under the old laws if you keep at least one wall of the original structure.

5. 
   fdampier5 | Dec 31, 2003 11:52pm | #6

   A tear down is always cheaper than a remodel,  except when zoning issues are considered..   In addition when you go to sell you have to list it as a remodel and that carries some real negative images to many people..   New construction on the other hand always commands a premium over a remodel..

     I hate to addmit that..  because I hate to see perfectly good stuff wasted..  I especially hate to see old growth douglas fir tossed into a dumpster simply because it's cheaper to start fresh..

         The reason I can be so absolute about it in spite of the bids you have in your hand is because when you remodel you will always find surprises and it's 99 to 1 against it being a happy surprise..

     New construction should eliminate those unknowns..   Not that your bid numbers will be what you pay..  it's called change orders,  You start building it and when you visit the site you notice that  you'd have a really great view if there was a window over here instead of over there... that or you'll see what would seem to be a perfectly acceptable choice and when it arrives makes you want to throw up..

     Don't worry you'd have those same change oders with a remodel so you can't save anything that way!  

     Have you seen the movie, Mr. Blandings builds his dream house?  Cary Grant and Myna Loy   MGM filmed in 1948?  Watch it before you start this project!    Turner Classic movies shows it every so often, it's also a stable of the classic section in a decent video rental store..

1. 
   NSXER | Jan 01, 2004 12:09am | #7

   Great feedback!!!!!! I just have such a hard time throwing so much away, but

   economically it really makes sense to do new construction. A comment I have heard

   more than once is: "they don't build them the way they used to anymore.....thank God!

1. 
   rez | Jan 01, 2004 01:35am | #8

   "they don't build them the way they used to anymore.....thank God!

    

   ya but...

    

    

1. 
   johnharkins | Jan 01, 2004 04:34am | #9

   you might invite your local framing inspector over for a look

   I've worked on two brick ramblers and there is no way they would have carried a second story  -  the one that is now two stories has the most beautiful basket weave porch and walkways I've ever seen!

6. 
   DanH | Jan 01, 2004 05:01pm | #10

   Years ago (1965) my parents bought a farm that included a 60-year-old farmhouse. My dad is a lawyer who does a lot of work for building contractors, and he had four contractors look at the place. The first three said "Tear it down!". The fourth (somewhat more colorful than the other three) said "Insure it, then burn it!"

   However, my parents decided to remodel. The house was appraised at $4K before remodeling, and, after $15K worth of improvements, was appraised at $35K (equivalent to maybe $200K today).

1. 
   xMikeSmith | Jan 01, 2004 05:20pm | #11

   major additions and remodeling are our bread and butter.. just a couple of  caveats:

   you will NEVER know which would be cheaper.. and your initial estimates are just that..( initial    and    estimates )

   with an increase in footprint  someplace around a 1/3 increase would be the upper limit of adding on vs. tear down

   adding a 2d floor can usually be done cheaper than starting over

   any remodeling will be a compromise of forcing the new to work around the existing

   zoning, septic system considerations, and enviormental / coastal impacts are MAJOR parts of the decision tree.... make damn sure you are not surrendering irreplaceable existing rights..

    you will not believe what it can be like trying to wrest approvals out of your friends and neighbors who sit on these boards

   new construction is just as fraught with danger as remodeling.. the empasis is still on the ultimate interaction of the owner / designer / builder... you have 1/3 of the team...... be very carewful how you select the other 2 partsMike Smith   Rhode Island : Design / Build / Repair / Restore

1. 
   Isamemon | Jan 01, 2004 09:58pm | #12

   repeat of many statements, but shows how in many parts of the country thigs can be the same. this is  as relates to Oregon

   1) check local codes etc., if the house comes down can it be replaced, we have worked on two, one in a flood plain that if came down no permit would be issued to replace, so it was "remodeled" at big $$$. However because of the flood plain the remodel could not exceed the then current apraised value of the house, not including land or improvements( well septic road).

   what if goes over "apraised", break job into several parts with several permits applied for in stages. spreading costs over time and permit numbers. . Example new foundatin raised the appraised value considerablally, thus allowing other permits for other work. Hey I didnt make the rules, just learned how to work with them

   2) same rule out here, leave a wall and can replace everything else under a "remodel/addition" except as listed in above zoning conditions. YOu can bring the older nonconforming wall up to code during the "remodel" which is a wide open interpatation or then next year go in an get a permit to replace that wall

   3) will the old support an upstairs added, often we have to beef up with posts and beams to new footers

   4) saving the old if worth it. Next week we get back to work on an old farm house, currently it is jacked up (properly) and we will put a foundation under it, rewire and replumb, new fixtures and cabinets, insulate, cadet heaters, drywall inteior.new kitchen cabinets (cabinets & countertops we will call modest, but quality built locally)Owner did all the demo and clean up. Owner will do all the paint, carpet , vinyl,etc. applainces are all less then 5 years old Our cut ? $46 a square foot. plus rot repair. which luckily so far had been minimal, the owner had it pest and dry rotted first and busted open a couple of questinable walls beofer making a comitment or getting us out there to start

   5) We have also been involved with remodel/repairs that  owners wanted to save for nostaligic or environmental reasons that grosssly exceeded the cost of a bulldozer and a new home

   6) cans of worms. we have all been there. looks solid, sounds solid, open it up........oops

   7) and last of all, and sometimes the biggest headache. getting permission from neighbors in areas that have rules covering solar gains, views and etc.

   Edited 1/1/2004 2:05:23 PM ET by silverhammer