We gutted a $900K old, charming home in MoCo, to update it totally to current inside. We didn't add anything on, already large (2600 SF). Around $200K--we didn't get extravagant with finishes, at all. That would be my choice if the exterior/bones are charming.

Sprinklers probably increase because of risk of water damage, which is probably much more likely than a house fire (but not as personally catastrophic)

Some of the new prefab houses around are really nice, if you like the sleek modern look. I think this is not actually a cheaper option, depends on the company, but they look great.

Maybe you're right - teardown would look better than a brick house with a siding bump out in back. Those are the worst!

Anonymous wrote:A teardown is really expensive. If you do a bumpout instead, try to match the exterior of your existing home. In our Bethesda neighborhood, when people use siding for the additions on traditional brick homes, it looks terrible (and cheap) every time. The same bump out with a brick exterior must be more expensive (compared to painted siding), but it would give you a more cohesive, tasteful, better look. Siding is cheap but it also looks cheap.

you will never match the brick, tear that shit down.

- Sprinklers - required in all new homes, not required in additions. Adds about $20k to cost and jacks up homeowners insurance by about 15%.

Sprinklers increase the cost of homeowners insurance? That can't be true.

There are lots of extras in teardowns that many people don't realize. These include:

- Zoning - many close-in neighborhoods have homes that don't comform to current setbacks. Adding on can keep these grandfathered setbacks.
- Utilities - Teardowns usually result in needing to upgrade water lines (older homes have 1/2 inch or 3/4 inch main service. New homes need 1 inch.) The cost to redo just this can easily run $8-$10k. Gas service usually needs to be upgraded as well, although Washington Gas often waives these fees.
- Sprinklers - required in all new homes, not required in additions. Adds about $20k to cost and jacks up homeowners insurance by about 15%.
- Stormwater management: Required on all new builds, some but not all additions (depends on size, lot size, other factors)

I don't think there is a good hard and fast rule for what makes sense and what doesn't. A good architect can help for planning, but ultimately there is a lot of personal taste and preference. Oddly, most "green" building standards would promote teardowns versus "recycling" the existing house, but that's a different story/post.

A teardown is really expensive. If you do a bumpout instead, try to match the exterior of your existing home. In our Bethesda neighborhood, when people use siding for the additions on traditional brick homes, it looks terrible (and cheap) every time. The same bump out with a brick exterior must be more expensive (compared to painted siding), but it would give you a more cohesive, tasteful, better look. Siding is cheap but it also looks cheap.

Talk to michelle jeffrey at modular direct. Website is modulardirect.com. They do semi-custom and custom modular homes. I thought long and hard about using them but ended up going stick frame as it was more flexible in design and cost was about the same. She is great to work with and her financing person (Michelle Greenwalt) at first home mortgage was awesome - she was always extremely responsive.

This seems crazy but I will ask.

Anyone know of a semi-custom modular home builder that works in DC and would be reasonable ($350-450K total) for a 3000 sq ft high quality construction and finishes house on a typical narrow DC lot (50 ft wide lot).

Some of the links seem interesting but they seem to be licensed only in VA and MD.

Send me a private message and I can reply with email and cell as I work in Bethesda and I can swing by and advise (at no cost). In my reply I will also send my credentials as well.

GreytPets wrote:It depends on the property and situation, but I would say tear down once you are over $200k in costs. I would be careful on the pricing you see from the links above and some of the tract builders to build on your lot. I talked to them about building a home for me and the cost they quote you is like a car dealer. They hit you up for everything. For example, depending on jurisdiction they have to use a different strength concrete and charge extra etc. Just looking at the price you need to really see an apples to apples comparison. Plus you have to use their lender. Where is the property located?

Close-in Bethesda.

It depends on the property and situation, but I would say tear down once you are over $200k in costs. I would be careful on the pricing you see from the links above and some of the tract builders to build on your lot. I talked to them about building a home for me and the cost they quote you is like a car dealer. They hit you up for everything. For example, depending on jurisdiction they have to use a different strength concrete and charge extra etc. Just looking at the price you need to really see an apples to apples comparison. Plus you have to use their lender. Where is the property located?

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:if you are getting quotes for over 200k it would make sense to tear down and rebuild.

I think OP said she can't afford to tear down. We're in the same situation. Would love to teardown but only have $350,000 to $400,000 mex to spend. A teardwon would cost closer to $750,000+.

Not really. a tear down would cost 300-330k if you already owned the land. (accounting for 70-100k for tear down, ground prep, utilities and permits)

http://www.newdimensionsinc.com/ProductsGrid.asp?ProductSeriesID=EST&FormProducts_Sorting=3&FormProducts_Sorted=&
http://www.newdimensionsinc.com/ProductsGrid.asp?ProductSeriesID=LEG&FormProducts_Sorting=3&FormProducts_Sorted=&

I think I threw up in my mouth by looking at these hideous houses...

Had never heard of New Dimensions or seen their signs in my neighborhood but I don't think they're hideous. I don't understand your comment.

Either jealous or overpaid for their custom home

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:if you are getting quotes for over 200k it would make sense to tear down and rebuild.

I think OP said she can't afford to tear down. We're in the same situation. Would love to teardown but only have $350,000 to $400,000 mex to spend. A teardwon would cost closer to $750,000+.

Not really. a tear down would cost 300-330k if you already owned the land. (accounting for 70-100k for tear down, ground prep, utilities and permits)

http://www.newdimensionsinc.com/ProductsGrid.asp?ProductSeriesID=EST&FormProducts_Sorting=3&FormProducts_Sorted=&
http://www.newdimensionsinc.com/ProductsGrid.asp?ProductSeriesID=LEG&FormProducts_Sorting=3&FormProducts_Sorted=&

I think I threw up in my mouth by looking at these hideous houses...

Had never heard of New Dimensions or seen their signs in my neighborhood but I don't think they're hideous. I don't understand your comment.