We're finishing out an old storage room to become another habitable room.
We'd like to have the foundation professionally sawed for a window of sufficient
allow us to legally call this 'new' room a bedroom.
One of several concerns is that the kitchen refridgerator/freezer is immediately
window location. I estimate that the joists below are carrying a constant 1k of
It would be 'bad' to have the joists sag and crush the newly installed window.
Can you help me determine whom to consult about reinforcing the foundation after
You could look in the yellow pages under engineers and have one come
out and look at it for a couple of hundred bucks. How big is he
window? You know the entire house has a wood apron going around it at
the top of the foundation. If you do not think that is enuf you could
double up the joists in question but for a reasonably size window it
is probably not an issue. Is the house brick by the way? If so you
will need a steel lentil. The guys who saw stuff are very expensive
and usually know what they are doing but if brick is involved you
might want a mason because the saw people can only do straight lines
and that may not be exactly what you want unless the outside wall has
a stucco finish.
Thanks, Art -
I just found a structural engineer through a referral from a foundation repair
Hopefully he can set me straight. I'll arrange an appointment with him when he
call later today.
You've got me thinking that the 'apron' might be sufficient. The window is,
across, which was a necessary choice to meet the minimum clear opening required
The house is not brick. Wood structure over concrete foundation.
The bid on the concrete saw work is around $1k, includes hauling. Very much
IMO, because the additional value of a 4th !!legal!! bedroom will increase our
marketability in the future.
On Mon, 10 Nov 2003 12:55:23 -0600, xpanmanx wrote:
It may be 'legal' from an egress/fire safety point of view, and still not
count as a fourth bedroom in the real estate world. Real estate (as far
as I know) only counts beds and baths above grade.
You'll get what the market will bear. Personally, I'd not pay extra for a
sub-grade bedroom no matter what you label it. But that's just me,
someone else might like living below ground.
Good luck. Just wanted to remind you that not everyone will see this as an
He can call up a local real estate agent and get an estimate of the
increase in value. He should assume it is optimistic. I would guess
it would be half the value per square foot of an above grade room.
I'll call an agent shortly ;->
My basement opens up into a picket-fenced, flat back yard the size of a stadium
court. The previous owner had the yard professionally graded to achieve this
The entire rear, and the entire south side, of the foundation is exposed.
For real estate purposes, do you consider the elevation of the front door the
What you have is called a daylight basement in my area of North
Carolina. Appraisals are still less than a regular framed room. Same
with bonus rooms over garages that the ceiling slopes into.
Appraisers know that it is cheap square foootage and appraise them
accordingly. In the end a house sells for what someone is willing to
pay and it is almost never worth doing an addition to get back more
than you spend because you won't. Add the room because you want it.
If you get back 50% of what you spent consider it a bonus.
I predict that for a 48" span, the engineer will tell you that you need
something between the window top and the sill plate. If the window can ride
a few inches below the sill plate level, and your foundation is wide, maybe
they can put in a reinforced cast lintel or a hunk of steel, to catch the
load of the joists directly above. Hard to say w/o seeing what your wall and
cross section look like. Shouldn't be a big deal.
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