I'm looking at purchasing a 1920 bungalow. Currently, there are only 2 bds (plus a small office) on the 2nd floor.
Due to the roof slope (which seems minimal), is it possible (and visually acceptable) to put a shed dormer on the rear to maximize the 2nd floor footprint?
If so, is $20-$30k a decent rough estimate for framing and rough interior of the shed? (Ideally, I'd replace existing roof & add dormer at same time). Just trying to get a pricing range so as to structure my offer accordingly.
Pics are attached. Any help is certainly appreciated! Regards, Jen
If it's a typical bungalow with a low-slope roof, then what becomes critical is the slope of the dormer roof. A shed dormer may not be possible because its roof slope would be too little. A practical minimum for a shingle roof is about 3 1/2 on 12, and even that takes some special detailing, such as full coverage of waterproofing shingle underlayment. Really low roof pitches also look awful.
I can't say much about budget. Dormers are quite labor-intensive, so it's hard for someone to estimate when that one only draws the pictures. Perhaps one of the capable folks with hands-on experience can comment about pricing.
By the way, the pictures didn't come up when I clicked on the link...all I got were those darned little red X's. If the pictures had been available, maybe I could have gotten an idea about roof slopes.
Architect (NY) and Home Designer (PA)
Posts: 2451 | Location: Tobyhanna, PA | Registered: 24 October 2005
Yes that is a decent estimate for a shell dormer on this type of home.
But you must add for inside walls heating, electrical, AC plumbing Chimney height change if needed. Do not forget that the stairs leading to this level may need to be changed. older homes like this have small stairs that were ok when the house was built. No longer, stairs must meet new codes with width. Same with window sizes. Also the area in which you live has a big impact on cost. You should expect to pay at least twice that for a dormer that is finished properly.
Posts: 945 | Location: New Jersey | Registered: 31 January 2006
The pictures came up this time, and it appears that a shed dormer might work. If you add what could be considered a third bedroom, it will have to have at least one window that meets the emergency escape and rescue opening requirement of the building code. The escape windows are pretty big...on the order of 3 feet wide by 5 feet high, and that could present a problem. You won't be required to update the stairs or other bedrooms. I don't see the chimney in the photo, but if it's at the ridge of the roof, it's probably OK. You will be required to add smoke alarms if there are none, and at least one CO detector, and you may need to change some circuit breakers to the arc-fault interrupter type. It appears to be heated by cast-iron radiators...hopefully hot water and not steam, because that will make extending the heating system easier.
Architect (NY) and Home Designer (PA)
Posts: 2451 | Location: Tobyhanna, PA | Registered: 24 October 2005
