Home-Additions
Home additions are a fairly new service for Waldron Designs, something we started in 2018 and probably will not have finished photos of our projects until at least 2021, so stay tuned!
Here is a home that is currently under construction. Some changes have been made since the design, so we will be interested to see what comes of it! Thank you to Melissa Schafer of Schafer Specialty Landscape & Design for the conceptual landscape design.
Keep in mind that any change to the envelope (including this wraparound porch) is considered a home addition and will require this level of permitting.
We started this new project type with a friend, and were energized by the level of change we could give a home and how much we could learn in the process. Home additions open up a whole new world with permit drawings and requirements and there are some things to know as a home owner that you will need to do your homework on before engaging a designer!
Get a site survey (if you don’t have a recent one).
We are interior architectural designers, and while drawing site plans is something we may add to our repertoire in the future, it is best to work with a professional who can provide you with the drawings we need to place your building accurately and be fully informed in regard to the septic, water lines, etc.
There are site surveyors in Seattle and Tacoma that service the island. Have the surveyor provide the drawings in .dwg format so that we may easily overlay your new building footprint onto this drawing. Site surveys range in cost from approximately $1200-9000, depending on site complexity and detail required.
Be prepared to add a sprinkler system to your home.
Additions of 500 square feet or more will require a sprinkler system, so it is something to plan for and really is a safety feature you will not regret. A sprinkler system typically adds about $9,000 to the project and if it’s planned on and not needed, then we come in under budget, rather than adding it as a surprise disappointing cost.
Honestly, I recommend adding the system for safety reasons even if it is not needed if it is even remotely financially feasible.
Be prepared for a (slightly) lengthy permitting process.
Most contractors on the island are not interested in getting involved with the permit application. Waldron Designs has begun offering this service recently, and it is a learning process each time! Be prepared to add a chunk of time for developing the permit drawings, doing the proper research and calculations, then of course going through the application process.
Permit drawings are NOT Construction Drawings
Woot! The permit set is done, we’re ready to build, right? Wrong.
A permit set provides the county with the very basic land and building envelope changes. These drawings do not place lighting, consider cabinet design, millwork, trimwork, finish and fixture selection, etc.
The permit drawings are the first step to getting approvals, but are not a completed design.
Confirm who the contractor will be BEFORE applying for permits.
The contractor’s name appears on the permit documents and without that, the applicant must take responsibility for the quality of the build. We will not apply without a contractor established and under contract.
An Engineer will be required.
Contrary to popular belief, an architect is not a structural engineer and cannot provide structural drawings. Waldron Designs may include our consulting technical architect behind the scenes, but we will not stamp engineering drawings. All home additions will require the services of an engineer.
Know your septic system
A recent project we did had their septic system reviewed and confirmed for two bedrooms just two years ago. The owners were told that everything was in great working order for their current situation. The project was adding significant square footage, but maintaining the same number of bedrooms. The size of the renovation triggered a review and required the property to upgrade their septic.
This was not because the septic system did not meet the demands for the two bedrooms they had, but because the minimum today is a three-bedroom septic. Sometimes it doesn’t matter that you aren’t making the changes that seem to add requirements, they just want it up to code.
Here is a “before” demolition plan showing the walls to be removed for this kitchen addition.
And the same home- with the added area hatched in (darker walls).
Phew, now that we got that out of the way, our design process from here is not all that different than our other projects. Home additions are definitely a bigger gig and more involved, due to the permitting and site conditions as well as the additional building envelope design considerations, which is why we often use a percentage of the overall project cost as a good rule of thumb (but not the end-all) in determining project cost. Expect the design fee for a home addition to run approximately 15-20% of the overall project budget.
Take a look at our article that covers budgeting: Budgeting Your Design Project