Dormer or raising roof?

[Anonymous]

We have an attic that is maybe 5’ 4” in height in its tallest spot and crawling space for the rest. We are considering adding a bedroom up there. It does not have to be legal or very tall, but it would be very useful for us to have an extra space/bedroom for one of our kids.

We initially wanted to raise the roof and add a bedroom + bathroom. We asked one company and they quoted us 200/250k. Any idea if a dormer would be much cheaper? Thnks

[Anonymous]

Hi,
Architect here. About increasing the number of bedrooms in your house, the attic you have may not be the best option. Why?
By adding dormers, you are NOT adding accessible square footage and the useability of the space will not change. If anything, add skylights instead of dormers. They are cheaper and the interior result is much better.
By "raising" the roof you will enter into a very complicated project. Yes, it may cost between $250 and $350k depending on the size of the footprint and the complexity of the overall project.
If you were my client I would try to "find" interior spaces where to find a new bedroom and bathroom. Can the attic be used for an office or family room? Can the basement "give" you additional spaces you need?
Lots of design questions will give you the final answer on HOW to modify the second floor to allow for a new bedroom.
Feel free to reach out if you think I can help with the design process.
All the best,
ileana schinder, architect
[e-mail]

[Anonymous]

Will your roof rafters support the weight of a floor and furniture? Some can, but others are not able to carry that kind of weight.

[Anonymous]

Anonymous wrote:We have an attic that is maybe 5’ 4” in height in its tallest spot and crawling space for the rest. We are considering adding a bedroom up there. It does not have to be legal or very tall, but it would be very useful for us to have an extra space/bedroom for one of our kids.

We initially wanted to raise the roof and add a bedroom + bathroom. We asked one company and they quoted us 200/250k. Any idea if a dormer would be much cheaper? Thnks

Skip the plumbing work.
Just make it into a sleeping/small BR nook type nest. Kids will love it.

[Anonymous]

Anonymous wrote:Will your roof rafters support the weight of a floor and furniture? Some can, but others are not able to carry that kind of weight.

No, your roof rafters were NOT designed to support dead and live load (furniture + people) plus an extra level. Also, it is unlikely that the structure of your current roof will be "flat" enough to accomodate a new level. Depending on the a lot of existing conditions, you will have to remove EVERY single rafter above 7'-0" the second floor, create a new floor structure, increase the height of all the exterior walls, create a new structre for the roof and then... that's it. (yeah, it's not easy)

ileana

[Anonymous]

Anonymous wrote:

Anonymous wrote:Will your roof rafters support the weight of a floor and furniture? Some can, but others are not able to carry that kind of weight.

No, your roof rafters were NOT designed to support dead and live load (furniture + people) plus an extra level. Also, it is unlikely that the structure of your current roof will be "flat" enough to accomodate a new level. Depending on the a lot of existing conditions, you will have to remove EVERY single rafter above 7'-0" the second floor, create a new floor structure, increase the height of all the exterior walls, create a new structre for the roof and then... that's it. (yeah, it's not easy)

ileana

Roof RAFTERS or floor of attic?? Very different things. The rafters hold the sheathing and shingles. I don’t think that is where they are proposing a new playroom.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Will your roof rafters support the weight of a floor and furniture? Some can, but others are not able to carry that kind of weight.

No, your roof rafters were NOT designed to support dead and live load (furniture + people) plus an extra level. Also, it is unlikely that the structure of your current roof will be "flat" enough to accomodate a new level. Depending on the a lot of existing conditions, you will have to remove EVERY single rafter above 7'-0" the second floor, create a new floor structure, increase the height of all the exterior walls, create a new structre for the roof and then... that's it. (yeah, it's not easy)

ileana

Roof RAFTERS or floor of attic?? Very different things. The rafters hold the sheathing and shingles. I don’t think that is where they are proposing a new playroom.

OP here. There is an attic with a floor. The area is unfinished and not high enough for any adult to stand. I would like to find a way to make that space into a finished bedroom. There is no other usable space in the house. It’s a small row house (semidetached) and we rent the basement.