Burbank REALTOR, Michael Gentile, provides information you need to know before you add an attic bedroom to your house.
The Codes
Get an architect or structural engineer (costs $50 to $150 per hour) to inspect your attic. Does it:
-The joists of the attic’s floor adhere to local codes?
- The same joists can support the added weight of a remodeled space?
- The rafters can give enough support for the roof?
The Support Structure
Rafters holding up the roof give an open space for you to remodel. If you have trusses instead of rafters, it will require a structural engineer or an architect to evaluate how to create a usable living space. Removing the roof with trusses is easier than transforming the trusses to rafters. Adjusting roof framed by trusses requires additional framing (sister supports) that at the bottom of the trusses for floor support, and along the top for floor support.
The plumbing, electrical, and ventilation (HVAC) systems directly affects the expenses in modifying an attic into a living space.
Plumbing. Place the attic bathroom near the stack (large pipes that carry wastewater to sewer) to save money on pipes.
Electrical. Consult a licensed electrician if you need additional circuits and if your breaker box can sustain them.
Ventilation. An HVAC specialist will tell you if your forced air heat can blow enough air to both cool and heat your attic. If not, you can opt for small AC and electrical heating. Inform your electrician about your ventilation plans for right assessment of your electrical requirements.
Building New Stairs
To save space, convert a closet space to a staircase going to your attic. You can then modify the space under the new staircase to put in drawers or a reduced closet. Straight-run staircases are easy to build yet eats up a lot of space. Cost ranges from $500 to $3,000 depending on materials used. Spiral Staircases are more expensive but takes up less area. Prices starts $3,000 plus installation cost.
A staircase outside the house (exterior access) must pass zoning. The building inspector might tag it as a multiple-unit dwelling so make sure your house is zoned for multiple units.
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