Question topics change often so please check back. If you don't find the answer to your question, please e-mail us at ask-the-architect@virtualarchitect.com

Topics:

• How Can You Design Accurate Remodeling & Addition Plans From a House Photo?
• Why Do I Need An Architect to Design My Remodel/Addition Project?
• How Do I Start and What Information Do You Need To Design My Plans?
• Converting a Garage Into a Family Room
• Home Design Software Plans
• Adding a Second Story
• Creating More Space On a Limited Budget
• How Can I Keep Construction Costs Down?
• New Kitchen and Family Room
• How To Remodel an L-Shaped House
• How Much For Permit Plans for My Addition?
• Construction Costs For An Addition
• Converting an Attic Into a Master Bedroom
• Cathedral Ceiling and Septic System
• Curb Appeal
• Our Family Needs More Room
• Which Service Do I Use If My Remodel Needs a Permit?
• Updating a Kitchen and Bathroom
• Garage Addition - Which Service Do I Use?
• Is It Cheaper to Build Up or Expand Out?
• Can I Buy Stock Remodeling Plans?
• Contractor Needs Design Advice For Remodels

VirtualArchitect.com Answer: No, in most cases, we do not need to visit a client's house in order to design accurate remodeling and addition plans. Architects are highly-skilled visual professionals with a special talent for conceptualizing a design from a simple photo and measured dimensions of any given space.

In addition to house photos, we also require our clients send us the site survey of their house (which everyone gets in the closing documents they receive when they purchased their home), and a rough sketch with measurements of the existing space they want to remodel or add on to.

We get our exterior dimensions from the site survey and we input interior dimensions based on the measurements provided to us by the client. The openings, heights and roof pitches can be determined by photos the client sends us of their existing house.

Please keep in mind that some dimensions must always be field verified on site by the contractor. Even when we hand-measure houses ourselves (for our local projects), the plans contain some open-ended dimensions to allow for foundations and walls that are not perfect squares.

Our Custom Remodeling & Addition Plans are professional, computer-generated architectural drawings designed by real architects. The plans you receive are accurate and detailed so that you can get a building permit and your contractor can compete construction.

Why Do I Need An Architect to Design My Remodel/Addition Project?
Q: I don't understand why I need an architect to design my remodel and addition project. Why can't I just ask my contractor to draw up the plans?

VirtualArchitect.com Answer: If you allow your contractor to draw up your plans, he may recommend costly and unnecessary renovations just to increase his fee. Unlike contractors, architects work solely in the best interests of their clients, taking into consideration at all times the client's needs and budget. An architect will help you define what you want to build, present cost-saving options you and your contractor might never have considered, work within your budget to accomplish your project goals, and save you money on construction costs.

Although traditional architects can be expensive, the services at VirtualArchitect.com are very affordable. Our fees for Custom Remodeling and Addition Plans are often less than what a traditional architect would charge. We will also check that the remodel or addition plans you get from us are economically designed so that you will save money on construction costs.

How Do I Start and What Information Do You Need To Design My Plans?
Q: My husband and I purchased a very old house that needs a complete remodel and addition. It is a big project and I know we will need a building permit for construction. Please get us started and tell us what we need to do to use your service.

VirtualArchitect.com Answer: First, you need to e-mail us for a free price quote for our design services. Tell us the city and state you live in so that we can research your local building code requirements. Also, tell us the approximate square footage of your remodel/addition project and a brief description of what you want to accomplish.

Once we receive this information from you, we will then e-mail you the cost of our fee.

If you decide you want to move forward, you can e-mail us back.

You then need to send us:

• The site survey you received at closing when you purchased your house.
• Photos of the existing area of your house you want to remodel or add on to. Also, provide a hand-drawn sketch illustrating the interior layout or floor plan of this area. Include measured dimensions of this space. If you know what you want to do, include written instructions outlining your desired changes.

• Any existing plans of your house.
• Plans you've drawn yourself using an architectural software program, like Home Architect.

• If you have electronic files of some or all of these items, you can e-mail them to bryan@virtualarchitect.com
• Fax to 214-526-7390.
• Send regular mail to the address on our website, VirtualArchitect.com, attn: Bryan Welty, 5207 McKinney Ave. #19D, Dallas, TX 75205.

Converting a Garage Into a Family Room
Q: We recently bought a house that has a one-car attached garage and we are thinking about converting it into a family room. I want this new room to have a large closet, a couple windows and a 1/2 bath. Do you think this would be a very difficult or expensive project?

VirtualArchitect.com Answer: A one-car garage might be a little small to convert into a family room (I suggest a 14' minimum dimension). The other major issue is the floor level. The floor will have to be over-poured with concrete or framed up with wood (because the garage floor is probably lower than the house and sloped to drain water). The project should be simple with the bathroom work making up about 60% of the total costs of construction. This is because adding bathrooms can be expensive because of the necessary plumbing work involved. If you eliminated the bathroom, the project would be relatively inexpensive.

Home Design Software Plans
Q: Attached are plans I drew using home design software. How much would it cost for you to convert these drawings into a set of remodeling plans for a building permit and construction? Also, please take a look at the attached plans and advise me on any errors in the layout.

VirtualArchitect.com Answer: The plans looks good. It's always nice to see home owners take a large role in the design of their house. Let me mention a few items:

• A better defined entry might be nice (with a coat closet).
• The bathroom layouts could more efficiently use the space available. For example, a sink is needed in the utility bath. A powder room, which is a small bath off the living room, would also be appropriate.
• The closets should be walk-in (much better for resale value and they could be incorporated with the bathroom configurations).
• The fireplace might be better centered on a wall.
• The main bedroom could be enlarged to the courtyard to shorten the hall.
• Another important factor to consider is the size of the different "wings" of the house. This will determine the roof configuration, and if the dimensions aren't the same (or very different), the roof ridges will result in some awkward elevations.

Adding a Second Story
Q: We want to add a second story to our ranch style home. The existing house is 1,100 sq ft and is situated on a narrow lot. The approximate square footage of our addition would be about 700 s.f. for a master bedroom/bath, built-in storage, and a sitting area. We have some attic space, which runs the entire length of the house, but we do need some height. What are your suggestions?

VirtualArchitect.com Answer: The first thing to do is make sure your existing foundation can bear the load of a second story, unless you know for sure it can. I would have a contractor come out to your house for a consultation first (if you have a neighbor or friend who is an architect, engineer, or contractor, consult them for free). If it's determined that your foundation would have to be reinforced before you can add a second story, I would expand out instead, if possible. Reinforcing the foundation would cost you a lot of money.

Creating More Space On a Limited Budget
Q: We would like to add more space to our 1350 sq feet home, but we are on a limited budget. Ideally, we would like to add a master suite and another bedroom for a child, but we only have $25,000 to spend. Our house mortgage is at $80,000 and we hope that adding on to our home will be a better option than moving. Also, can you recommend inexpensive improvements to make the front of our house look better (please see the attached photo)?

VirtualArchitect.com Answer: With $25,000 to spend, adding on to your house is probably out of the question since additions generally cost much more than this amount. Instead, I would do an interior remodel that will increase the master bed and bath area and update the bathroom. I would also add an opposing gable to increase the curb appeal of the front of the house. These two items alone will fit your budget, give you more space, make your house more appealing and increase its value if you ever decide to sell it or have it reappraised.

How Can I Keep Construction Costs Down?
Q: We are thinking about remodeling our home and we want to stay within our budget. How can we keep construction costs down?

VirtualArchitect.com Answer: There are many ways that you can help keep construction costs down, but keep in mind these two general rules:

Always present a finished, detailed set of plans by a design professional to your contractor before he starts the work. That way, he will know exactly what you want to accomplish and how much you want to spend. Do not rely on your contractor for design advice. Contractors have been known to recommend expensive and unnecessary renovations just to increase their fee.

Also, don't make changes to the original plans once construction is underway. Contractors typically charge a lot of money for construction changes. Make sure the plans you present to your contractor are exactly what you want because if you make even minor modifications during construction, you will have to fork over big bucks.

New Kitchen and Family Room
Q: We are thinking of adding a new kitchen and family room. We want it to be one big room with an additional bathroom. We have a 6-room, 1,230 square foot house. What would be a comfortable size?

VirtualArchitect.com Answer:I estimate 300 square feet for the family room and 200 s.f. For the kitchen for a total of 500 s.f. of new space.

How To Remodel an L-Shaped House
Q: We have an L-shaped house and would like to add addition in the "L", but the roofs go two different ways and we're not sure how to connect them.

VirtualArchitect.com Answer: I think I understand your dilemma. The solution would be to expand the roof of one of the wings of the "L" to accommodate the addition. This can be done with a series of gables or hip shapes. The other option is to design a lower slope shed roof that can fit with the existing L-shape.

You might want to consider our Get-A-Sketch service. It's a good starting point for homeowners who are remodeling their home but are not sure what to do. If you send me a exterior photos of your house, I will design a series of sketches of your addition, which you can use to visualize your project and to price construction costs with contractors.

Or you could also use our House Assessment service. Again, you must send in exterior photos and I will provide you with ideas for your addition. I hope this information helps and you consider using one of our services.

How Much For Permit Plans for My Addition?
Q: I have a floor plan and some exterior drawings for an addition. Can you design permit plans from these drawings? I live in Danbury, Connecticut. How much would you charge for your services?

VirtualArchitect.com Answer: Our clients often send us plans they've drawn using an architectural software program, like Home Architect. We use these "homemade" plans to design architectural drawings of their remodel or addition. So, yes, we can turn your drawings into permit plans for Danbury, CT. I spoke with the building department today and obtained a list of the permit requirements I would need to proceed.

Since your project requires a building permit, you would need to use our Full Service Design Package for Remodels and Additions.

Construction Costs For an Addition
Q: I live in North Carolina and I am interested in adding 2 bedrooms and one bathroom to my 772 s.f. home. I don't want anything lavish, just more space. I would also like to remove a wall in my existing master bedroom to expand my family room. Can you please tell me how much my construction costs would be for a project this size?

VirtualArchitect.com Answer: First, you should establish a budget of how much you want to spend on your home expansion. Then, estimate your construction costs by multiplying $90 to $100 by the approximate square footage of your planned addition/remodel. For example, say you want to add 300 square feet to your home: 300 x $90 = $27,000. Your remodel would cost approximately $27,000. This price could go up if you decide to get expensive finishes and fixtures. It is much cheaper to maximize the space you already have, as opposed to expanding outside the house, which would require costly foundation work. But there are ways to do an addition within budget and that is why it is wise to get an architect or other professional to design your plans (because they can present you with cost-saving options).

Converting an Attic Into a Master Bedroom
Q: We would like to add dormers and skylights to our attic and convert it into a master bedroom and small bath. Where would the skylights be best positioned - east or west? Also, would it be efficient to have a separate air conditioning unit in addition to our existing central air conditioning system? Can you modify a basic 16-foot shed dormer plan to meet state and local building codes?

VirtualArchitect.com Answer: Yes, we do plans for all kinds of remodel projects, including attic conversion like the one you describe. The window surfaces you mention will be small, so just the sunlight should be taken into consideration. For example, do you want morning sun or afternoon sun?. Your air conditioning should be fine, unless you feel it's already having problems. The next time you have to replace it, just add a ton.

Cathedral Ceiling and Septic System
Q: We have 26'x46' split-level home built in 1992. It has 3 bedrooms and 1 full bath, and we are on a septic system. There is a cathedral ceiling in my dining room. How could we add on to our house without ruining the vaulted ceiling?

VirtualArchitect.com Answer: If you want to preserve your cathedral ceiling, one solution might be to expand "outward" instead of "up" (with a second story). Or, if it's possible, you could add a second-floor addition over the unvaulted portion of your house (perhaps the bedroom area or garage).

It's important to find out the location of your septic system, which plays a large role in planning your addition. Depending on the location of your septic field, expanding outward could be a problem. If you want to add another bathroom, the septic system must also be checked for capacity to see if it can handle sewage output from additional plumbing fixtures.

Curb Appeal
Q: I would like to increase the value of my home before I sell it. I'm thinking about adding a porch to our bi-level home and expanding the master bedroom and the kitchen, which overlooks an 8' x 15' deck. I would also like to move our washer and dryer upstairs. Will we be able to get our money out of the sale of the house if we do these repairs?

VirtualArchitect.com Answer: The best place to invest in your home with the absolute certainty of getting your money back out of it is the kitchen. Unless the kitchen is "on-grade" (ground level), be careful when expanding it. Don't move the utility room - it isn't a good idea because of the possibility of leaks and overflows.

As far as the aesthetic changes to the house (adding porches, etc.), it's a guess whether your taste will match the buyers. Stick to the style and materials of the existing house and, most importantly, make sure the addition blends in with the rest of your house. An addition that looks "tacked on" will actually decrease the value of your home.

You might want to try out our House Assessment service. After examining the house photos you send, I will give you the direction on the best ways to increase your curb appeal from an architect's perspective. It's a good deal and money well-spent.

Our Family Needs More Room
Q: My husband and I built our golf course dream home 2 years ago and were then surprised with twins! We now desperately need more room. Is it too costly to consider adding a "pop-up" to our single story home to accommodate a new game room?

VirtualArchitect.com Answer: Your existing plan could easily be adapted to a two-floor configuration. And, if it's done well, the addition will probably make the house more attractive from the streetfront. Your addition would consist of adding a stair near the bedroom/study, and adding the second floor over the garage and existing bedroom "wing". The game room could be a loft, partially open to the foyer, and the additional bedrooms/bath would stack over the existing bedroom and bath for the most economical layout (because of the common plumbing wall, a detail that will save you a lot of money).

One thing to consider: Be careful not to overbuild for the neighborhood. Meaning, if your new house is much bigger (and more expensive) than other homes in the area, it might be harder to get your investment out of it if you sold it down the road.

Please consider using our Get-A-Sketch service, which will help you visualize your addition project before you decide to build it. After reviewing photos of your house, I will translate your ideas into a 3-dimensional design sketch and provide you with more comprehensive professional advice.

Which Service Do I Use If My Remodel Needs a Permit?
Q: I have 900 square foot house with a very big back yard. I would like to expand the family room, and add on a small child's room and a master bedroom on top. I also want to enlarge the kitchen and create a dining area. I have been advised that I will need to get a city building permit to complete this type of project. Which one of your services do I need to use?

VirtualArchitect.com Answer: For an addition/remodel project that requires plans for a building permit, financing, contractor bidding, and construction, you will need a Full Service Design Package for Remodels and Additions. With this service, one of our architects will design custom remodeling drawings tailor-made to your home. These drawings will allow you to secure financing and get a building permit, and they can be used by your contractor for building and construction. For more information, find out what you can expect from VirtualArchitect's Custom Remodeling and Addition Plans.

Updating a Kitchen and Bathroom
Q: My wife and I want to purchase a home in which the kitchen and bathrooms need substantial updating. What are the steps we should take before engaging in such a project and how much will it cost?

VirtualArchitect.com Answer: First, call your city's local building inspection department to see if a kitchen and bathroom remodel requires a permit (most do). If you must obtain a building permit before you can begin construction, you can either have a contractor draw up the plans to submit to the city for approval or else you can hire a design professional to do this work.

When remodeling an older home, I recommend you hire an architect to design your plans. Architects bring the knowledge, experience and structural expertise to make sure your project goals and budget are met. Once your plans are approved by the city for permitting, send them out to at least 4 contractors for bidding. With clear, professionally designed plans, you are sure to receive the lowest, most accurate bid for the job and you are less likely to make changes during the construction process, which will increase your costs significantly.

As a rule of thumb, bathroom updates should be in the $10,000 to $12,000 range, unless you're dealing with an antique restoration or with extravagant fixtures, in which case $18,000 to $20,000 would probably be more accurate.

Kitchens can vary, based on finish materials and appliances. Excluding appliances, a $12,000 to $15,000 price range is reasonable.

Garage Addition - Which Service Do I Use?
Q: I am interested in having you design simple addition plans for my house. I've attached exterior elevations of my home for your review. I want to add a second garage and build above it. Instead of continuing the roof line, I want to build a reverse gable. I am not sure what the zoning rules are for my town, but I know I don't need a permit for construction. Which service should I use and how much will you charge?

VirtualArchitect.com Answer: The project will be fairly simple. The spans are short and the roof is simple. I think the additional gable on the front of the house will really add to the curb appeal. First, I will need to call your city and get the building requirements for residential addition projects and the building setback standards, particularly the one west of the house to make sure you have the room you need.

Since your project does not require a building permit, you would need to use our Basic Design Package for Remodels and Additions, which includes floor plans and exterior elevations (not foundation or framing plans).

Is it Cheaper to Build Up Or Expand Out?
Q: I have a 3-bedroom, 1-bath ranch on a crawlspace built in 1964 in the west Chicago suburbs. We would like to add a larger master bedroom with an additional bath, a larger kitchen/utility room and a new family room. Is it cheaper to build up or expand out into the back yard?

VirtualArchitect.com Answer: Building "up" is sometimes cheaper as long as you can stack the plumbing on or near an existing plumbing wall and the foundation is sufficient for a larger load. Building "out" has the added cost of extra foundation work. If you have to reinforce your foundation before you can build up, compare those costs to a new foundation for expanding out. It's my opinion that building "out" and "up" gives you the best combination of look and cost.

If you're interested, please visit our the Get-A-Sketch section of our website. With this service, one of our architects will complete a schematic (or preliminary) design of your proposed remodel. This design will not only incorporate your ideas on style and utility, but will also provide the most cost-effective planning approach to your remodel.

Stock Remodeling Plans
Q: Do you have a collection of stock remodeling plans for different types of homes that you sell to the public?

VirtualArchitect.com Answer: We do have a collection of plans for various additions and remodel projects that we've done for clients through the years, but we cannot sell these plans. This is because remodel/addition plans must be custom-designed for a person's particular home, especially if the project requires a building permit for construction.

In fact, ready-made plans for additions and remodels aren't available on the Internet (not like stock house plans), because these plans must be individually designed for each and every home. You see, no two houses are alike and, for this reason, any remodeling plan must take into consideration the existing elements and conditions of a house before it can be drawn.

Contractor Needs Design Advice for Remodels
Q: Do you assist contractors who are asked by their clients for design advice on their remodeling projects? Recently we were asked to design a wine room from photos and it was time consuming. Can you help us out with our future projects?

VirtualArchitect.com Answer: Assisting contractors with the design of their projects is what we do so you came to the right place. I recommend using our Get-A-Sketch service. This service will provide you with a sketch plan and any additional perspective sketches or elevations to convey our design. It's a great way to get the input of an architect without all the hassle. Please keep in mind that our Get-A-Sketch service works well for small additions/remodels, and home improvement projects, like porches, decks, entries, etc. Best of all, you can use the design plan you receive from our Get-A-Sketch service to build your clients' projects more economically and efficiently.