Too many variables.
Have you checked with the City? Is it allowed? Will you have to do additional site work to add parking?
Will it require sprinklers?
What material for outside walls? Masonry, steel stud and stucco, other?
What type of roof?
Are you including any light and/or power in your definition of shell?
How about a bathroom or just extension of plumbing?
Is the addition to the front, side or rear of the building?
The entire building will probably have to be brought up to code, do you also include that in the price?
Give me a call, I can work design/build with you to minimize your cost.... more
As a 23 year licensed contractor you are looking at 'about' 5 thousand for plans, 6-7 thousand for plan check and permits and 'about' $120.00 psf. construction medium grade set finish.
However it may be extra if the existing footings/foundation require enhancing to support the extra load. I have good designers, etc. Tony 818 445-6918.... more
Depends on the House, the neighborhood, etc.
You do not want to IMPROVE the house beyond the neighborhood; having a palace among shacks will not do.
The most important factor right now, is that most buyers do not have excess cash once they Close on thier house; they are looking for a turn-key that matches their taste.
The common thins are hardwood floors, remodeled kitchen with Stainless and Granite, Crown mouldings with Neutral walls and updated baths.... more
Yes, however, you may have a hard time getting financing and getting insurance until all repairs have been completed by a qualified professional. Obviously, you can buy all cash and insure and mortgage after repairs are done.... more
A great place to start is to ask at a local lumberyard (not a Home Depot or Lowes, but somewhere the local professionals go regularly - for lumber). They should know them all and should have the lowdown on who's best at what.... more
Hello, my name is Steve Kossover, I'm a contractor in the Encino Area and I can give you a free estimate on the work you'd like to do. Give me a call and we can talk, Thanks.
My number is 818.486.5953... more
It almost always makes more sense to add square footage in a high cost area. Typically your cost to add is less than your cost to buy new, and you save on tranfer and closing costs (fees, taxes, moving). I can provide you an estimate of both - your resale/rebuy cost and your building cost so you can compare the two options.
Keller Williams Realty... more
Short Sale homes are sold as-is. So probably no help with this from the seller or bank.
Minimally, you should call the municipality to find out what the reprecussions are for not having a permit. If proof can be provided of when the room was done it may be grandfathered under a set of old rules.
It is definitely possible that they can make you remove walls...etc to show electrical, plumbing, and insulation.
If these items were a concern, then the contract probably should have been written with the appropriate contingencies to verify future use.
You should definitely talk to your agent or lawyer about your concerns.
Hope this is of some help.
Prudential Patt White Real Estate
Lehigh Valley, PA... more
It would be very difficult to answer your question because there is no way to know how much structural work must be done so the first floor can hold the second floor. Plus, how many bathrooms (plumbing), windows, doors, balconies, etc. I specialize in FHA 203K loans and the loan limit in LA is 729,500 (till the end of the year). Best thing you could do is get some contractor bids or apply for an FHA loan and hire a FHA consultant to break down the costs.... more
Converting a garage to a living space can involve much more than meets the eye. Building code regulations will likely require that you elevate the floor level to the same hight as the rest of the first floor. Generally, the poured garage slab is not high enough to keep water out.
Door, windows, electricity, and plumbing will all need to be done to code. The approval process usually requires a drawing that in most cases is best done by a professional.
The best way to get an accurate appreciation of what this process will involve is to be in touch with your communitiy code enforcement office.
The cost is approximately 150-250 per sq ft. Feel free to contact me for further details. I'd be happy to put you in touch with my contractor who can give you a more specific quote.
Keller Williams Realty