BIRTH of a Second Story Addition
Before construction photo.
Photos (1-11) follow in sequence.
February 2, 08 - 10:00 am Roof structure 50 % removed including old rear bathroom dormer.
February 2, 08 -
12:00 noon, Roof & gable walls completly removed. Missing floor framing & plywood flooring installed.
Feburary 2, 08 -
End of day, all exterior walls pre-build, resting on floor & house completly covered with a 40' x 60' tarp.
February 3, 08 -
9:00 am Exterior walls 1/3 erected. Each section labled to indicate location.
February 3, 08 -
11:00 am All exterior walls erected, plum and braced.
February 3, 08 -
2:30 pm Roof trusses 100 % erected, including gable ends
February 3, 08 -
End of day, roof completly plywood and eventualty covered with tarp.
February 4, 08 - 12:00 noon Roof completly shingled and all windows installed. New second story addition completly water tight with wrap.
February 4, 08 -
End of day, interior partitions erected, plum and braced. Plumber & Electrician started rough work in couple days.
Entire house & garage vinyl sided. 2nd story window over entrance door & shutters added for more curb appeal. Single window (left of entrance door) converted into double window.
Second Story Home Additions
Photos below ( 1-29)
Convert Ranch to Colonial
Convert Cape to Colonial
Convert Ranch to Split Ranch
Convert Ranch to Cape
2nd Story Home Addition , before (1 of 3)
Presently a 1st floor family room addition attached to colonial house.
2nd Story Home Addition, during (2 of 3)
Creating a 2nd story master bedroom . Original bedroom floor space was remodeled into 2 walk-in closets, master bathroom and office room.
2nd Story Home Addition, after (3 of 3)
Addition designed and constructed as though it was original structure.
2 Story house + un-finished attic,
before (1 of 3)
Creating additional living space in a un-finished attic.
2 Story house + un-finished attic,
during (2 of 3)
Newly created 3rd level during framing stage.
2 Story house / un-finished attic,
after (3 of 3)
Created 2 large bedrooms and bathroom with plenty of storage space.
Turn cape into a two story home addition (colonial). Created 3 bedrooms & bath. Created vestibule. Extend chimney. Following year, remove 1st floor center bearing wall and convert original 2 bedrooms into 1 large family room.
Turn cape into a second story home addition (colonial). Created master bedroom with master bathroom and walk in closet. Also 2 additional bedrooms with full bathroom and laundry room off hallway.
Built second story room addition over existing 1st floor family room. Create master bedroom, master bathroom, walk in closet and office. Match existing hip style roof & overhangs. Extend chimney.
Convert ranch into a second story home addition. Created 3 Bedrooms & 1 bath .Created staircase to upstairs. Install new structural floor system. Raise chimney.
Build second story home addition over existing garage. Created full bathroom, office & game room. New staircase & structural floor system. Structural full span beam in garage .
Existing colonial, created master bedroom addition, master bathroom and walk in closet over room below. (1 of 2)
Rear view of room addition Match roof lines. (2 of 2)
Convert cape into a second story home addition (colonial). Created 3 bedrooms and full bath over Main House and master bedroom / bathroom / walk-in closet and office over garage.
Created 2 bedrooms in un-finished attic area. Plus, strip old roof shingles on remaining house and install new architectual shingles and raise chimney.
Rear Dormer to existing cape. Consist of bedroom, full bath, sitting room. Rear deck with stairs to grade.
Turn ranch into split level ranch. (right gable view).
(1 of 2) - Not required to raise entire lenght of a Ranch House if additional rooms are not needed or beyond budget.
Convert ranch into split level ranch. ( left gable view ).
(2 of 2) - Newly created stairs required to new 2nd level. 2nd floor windows mimick windows below. (see front & gable walls)
Convert 1 story house into a two story house. . - Newly created stairs required to new 2nd level. Raise chimney . Created new structual floor system.
2 Front Dormers. - These type of dormers are called "Dog House ". Purpose for additional light, ventilation and floor space.
Add a full rear dormer to a cape. Also created a full lenght rear deck and stairs to grade.
Convert ranch into split level ranch. - 2nd level Hip style roof matches remaining style of house. Extend chimney, new structually floor and set of stairs to new 2nd level
Created 2nd level home addition.(1 of 2). Front View
Large sliding windows and sliding door facing ocean. Created private 2nd level deck with glass railing for non-obstructive views.
Created 2nd level home addition (2 of 2) Side View.
Convert Ranch to Colonial (right gable view) (1 of 2).
Since a structuarlly floor is required, take advantage by cantilevering new floor joist 2' 0" beyond 1st floor foot print for additional floor space. Also, option of expanding both in front and back as this house was done.
Convert Ranch to Colonial (left gable view) (2 of 2).
Continuing 2nd level over existing garage is an option if additional rooms ( bedrooms, bathrooms, laundry room, den, office, etc) were needed.
Convert Ranch to Cape, 1 of 3 before photo, front view
Originally a 1 story, brick, ranch home with hip-style roof. Homeowner needed 2 additional bedrooms & 1 bathroom. Have to create a set of stairs to proposed 2nd level, usually from 1st floor living room and usually directly above existing set of stairs leading to basement.
Convert Ranch to Cape, 2 of 3 after photo, front view
Constructed a steep front roof, consistent with a cape style home and built a full-lenght rear dormer. This conversion (ranch to cape) opposed to standard conversion (ranch to colonial) is less expensive if you need only 2 bedrooms. If you need 3 or 4 bedrooms with both a hallway & master bathroom, you need to convert to a colonial style home.
Convert Ranch to Cape, 3 of 3 after photo, rear view
New bedrooms, each with a gable & rear window and bathroom located in center (off hallway) . As you notice, existing ground level family room addition & 2 car garage (see photo 2 of 3) limits property space for any possibility of a ground level bedroom addition.
Photos below (1-23)
Rear addition. Family room, office and rear foyer with closet. Rear deck with
full basement. Also, vinyl siding new addition and entire house.
Family room addition, hip roof with front gable. Clap board exterior with special "SUN BURST " gable .
2 Story Addition, plus 1 story addition with roof deck
Family room rear home addition on piers.
3 Season room addition
Match existing siding . Porch constructed on piers, bottom enclosed with vinyl lattice and "TREK" decking boards.
Rear room addition on piers.
Created bedroom addition. Pressure treated plywood installed under floor joist. Floor well insulated.
2 Story rear Addition to existing Cape House, thus 2nd floor concept.
!st floor is an extension of kitchen and new family room. 2nd floor is master bathroom with master bedroom and private balcony.
Room addition built off existing gable end of Ranch house.
Matched same roof lines and flush with front exterior wall. Home addition consisting of a master bedroom & bathroom.
Garage addition . (1 of 4)
Originally was a 2 car garage. Created another bay (far right) and converted into a 3 car garage. Up graded with overhead garage doors, siding, roofing and electrical fixtures.
Created new 2nd level Addition on Main House. (2 of 4)
Existing chimney extended (notice newer bricks top half).
Rear family room addition. (3 of 4)
Replaced all existing windows on main house and created additional windows (5) above shed roof of 1st floor addition. New siding on Main house.
Newly created Vestibule. (4 of 4)
Front interior foyer extended (see bump out). New Front door with side lites and custom slate platform / steps with stone work.
Room Addition on piers.
Existing kitchen remodeled & enlarged with additional wall & base cabinets, thus needing a sitting area.
In-Law house addition (1 of 2). Right/Front view.
Over 800 sq. ft house addition on main level, plus finish basement. Location of chimney is where original house ended.
In -Law addition (2 of 2). Front view.
Original front door on left, In-Law house addition entrance door on right. An interior door exist for accessibility to both sides.
In-Law Addition (on piers ), 1 of 6 before location .
View (combination , rear of home and side of garage). Side garage door (as shown) was closed up and other door (off deck) will become community entrance from existing home to proposed In-Law Addition. Portion of existing deck to be removed & altered.
In -Law Addition (on piers) 2 of 6 before location
View (combination , rear of home, side and front of garage). Idea location for In-Law Addition (accessibility , able to park vehicle on nearby driveway and walk a short distance to front door).
In - Law Addition (on piers) 3 of 6 , completed
Appearance of addition consistent with architecture of present home such as pitch of roof, gable & soffit overhangs of roof . same style windows with windowgrids. Exterior door consistent with main house. Roof shingles in the valley (where 2 roofs meet) are" Weaved "instead of a intrusive looking piece of metal flashing.
In - Law Addition (on piers) 4 of 6, completed
Rear view . New rear entrance door (off kitchen) exiting to existing home deck. Vinyl lattice along bottom skirt to conceal all structural post. Floor joist size are 2" x 12", enabling 12" thick fiberglass insulation (R-38) . Bottom of floor joist covered with pressure treated plywood and seams of plywood also covered . No concerns of freezing water lines for bathroom or kitchen, plus water lines wrapped in pipe insulation.
In - Law Addition (on piers) 5 of 6, completed
Interior view from front entrance door. Open layout (living room & kitchen) . Bedroom to left (off living room) & hallway to right (off living room) leading to apartment bathroom and community door to main house.. Total square footage is 660. See photo 6, drawing to reality.
In - Law Addition (on piers) 6 of 6 Floor plan
Illustrated is final floor plan approved by homeowner and included in contract . This process enables homeowner to have a perfect understanding of sizes and layout.
2 Story Addition / full basement.
Gable wall of 2 story addition mimicks existing gable wall of 2 story home. Created laundry room, family room and enlarged kitchen on 1st floor and 2nd floor consist of master bedroom and master bathroom.
Addition, off kitchen.
Florida room addition, " Windows Galore " with attached deck.
Photos below (1-25)
Fluted casing legs, Decordecor accent pieces, 2 tier top casing / crown molding. Wainscoting around elipical window.
Dining Room. Raised oak paneled walls with matching oak base, chair rail and styles.
Dining room, oak raised paneled walls & crown molding
Living room, similiar as above ( raised oak paneled walls)
Living room, crown molding.
Florida room with custom door & window trim.
Family room (12' ceiling height) . Windows, custom style and trim. Fluted casing, accent pieces, mantle type top casing with crown molding. Grilles in windows.
Florida room, oak wainscoting, oak base & chair railing.
Closer detail of windows shown in family room.
Triple unit , flangers fixed, center is swing type door. same custom style and trim as windows shown below.
Family room, custom window trim, similiar concept as door above.
Oak flooring with mahogany accent strip mimicking shape of room.
Custom staircase in 2 story front foyer. Barrel ceiling, (see above circle top window illistrating barrel effect)
Basement remodel. Oak flooring with accent strip. Custom made oak paneled walls with custom oak molding.
Same room as above .8 Panel door and plank ceiling. Metal base board heat covers were stained to mimick wood, including wood grain effect.
Newly created stairs leading to new 2nd level.
Out of view, 90 degree right turn with additionl steps upward. Notice white newel post and hand railing.
Classic Wood Fire Surround. 3 sides trimmed in 1 piece marble with matching 1 piece marble hearth.
Custom wood railing / post.
Existing wrought iron railing was replaced with a modern style. Oak post, railing and balusters. Stain & painted.
Classic Wood Fire Surround. (1 of 2)
3 sides trimmed in marble tiles with stone slab hearth.
Raised cherry panel walls. ( 2 of 2)
Custom interior trim.
Vertical knotty pine tongue & groove planking on walls. Catherial ceiling with matching wood ceiling beams .
Special window design.
Catherial ceiling & window grids enhance concept.
Half bath with oak floors and decorative wall paper.
Guest bathroom off front foyer in hallway.
Oak flooring with mahogany accent strip.
Notice , bottom left of photo, steel support pole covered with a flexible oak " wrap around trim kit " enhanced with oak base collar.
Marble & Tile
Photos below (1-11)
Marble foyer floor. Accent strip along perimeter . Square & rectangle patterns in center of room . Also dot inserts.
Same foyer floor viewed from 2nd floor stair landing. Notice accent pieces mimicking shape of room.
Marble front foyer floor.
A corner of every floor tile was cut to accomadate a " DOT " effect design.
Half bath. Marble floor & base. Walls tiled with decortive border.
Spa Room/Steam Room
Custom built redwood seats with custom design wall tiles. Ceiling tiled. Floor is mud job, tiled with drain.
Spa Room Shower
Custom design wall tiles. Ceiling tiled. Floor is mud job, tiled with drain.
Spa & Sauna Room
Custom built redwood seats with custom design wall tiles. Ceiling tiled. Floor is mud job, tiled with drain.
Shower stall (left ) & Steam stall (right). Sauna stall right of steam stall. Custom fit full height glass doors with marble saddles.
Walls tiled with custom decorative pattern. Dressing room entrance door (left) and hallway door (right)
Custom design floor.
Tile in tub to ceiling.
6" x 6" wall tiles with double row of 2" x 2" border tiles near top. Custom, matching corner shelve.
Porches & Decks
Photos below ( 1-24)
Wrap around with hip style roof. Mahogany decking . Created a second
entrance off new deck on side.
Colonial Style front porch. Vinyl railing , post, wainscoting ceiling. Remodeled majority of 1st floor, new drywall, oak flooring and windows. Vinyl sided entire house including garage.
Wrap around porch. Concrete floor & steps. Colonial style railing and columns. Had to support existing 2nd floor addition during construction. New entrance doors and storm doors. New replacement windows.
Photos below ( 1-2)
Trek decking, post and railing. Vinyl Lattice.
Simple rear pressured treated deck replacing old.
Front 3 story porch (before picture).
Front 3 story porch ,
complete gut (after picture).
Simply design but extremely dangerous removing and building entire 3 1/2 story structure.
Pavilion, front view . (1 of 2)
Originally a concrete slab / foundation of old garage.
Pavilion, rear view. (2 of 2)
Old foundation not adequate, had to pour new footings
2 Story rear deck, remove old rotten structure.
Existing roof remained. Had to temporary brace . Existing concrete steps remained.
Colonial home, before (1 of 4)
Pre-construction photo of front elevation of home.
Colonial home, porch / after (2 of 4)
Open front porch (lenght of home) . Hip style roof (20" roof overhang on all 3 sides . Bottom skirt enclosed with diagonal vinyl lattice and trimmed with "TREK " decking. Matching "TREK " stair treads & riser boards. Vinyl railing .
Colonial home, porch / after (3 of 4)
Highlighted features, "TREK " decking (deck screws concealed). Electrical outlet (inserted in post). Railing & post (vinyl). Collars (vinyl) at bottom of all post.
Colonial home, porch / after (4 of 4)
Highlighted features , Recess lights, beaded vinyl ceiling, collars (vinyl) at top of all post. Support header's wrapped in aluminum.
2 Story Porch, 1 of 5 original front elevation
Porch deteriorating with rotten deck boards, support post and structure sinking because of inadequate footings that don't meet present building code requirements.
2 Story Porch, 2 of 5 original steps
Closer view of deteriorating stairs. Notice pitch of floor (sinking toward front). Also poor design of wall railing, resting directly on deck boards thus preventing proper water drainage.
2 Story Porch, 3 of 5 during construction
The existing porch roof was preserved with a total of 8, 26' 0" long 2" x 8" braces along with additional cross bracing . First floor deck structure in progress.
2 Story Porch, 4 of 5 Completed, front view
Railings, posts, post caps & collars, lattice & 2nd story ceiling all vinyl. Decking & skirt all composite materials . Floor structures are pressure treated.
2 Story Porch, 5 of 5 completed steps
Closer view of new stairs. Risers boards are 1" x 8", each step consist of 2 deck boards, all boards are composite materials . Stair structure (stringers) are pressure treated
Contemporary Home, 1 0f 5 before photo of existing deck
Prior to construction, picture of front deck. Objective was to completly remove old structure, moderize and gain additional use by creating a shelter againist rain & sun and create a railing design for privacy and extreme wind.
Contemporary Home, 2 of 5 After photo of deck with roof.
New deck (8' 0" x 43' 0", same size as old) with new hip style roof with 16" overhangs on all 3 sides. Removed both 2nd story picture windows to accommodate new roof & replaced with smaller awning windows. Designed with 2 different color composite boards. Lattice is vinyl material.
Contemporary Home, 3 of 5 Stair framing under construction
Typical stair framing, numberous pressure treated stai stringer boards for the purpose of step boards not bowing. Both 4" x 4" stair post anchored in concrete footing.
Contemporary Home, 4 of 5 new set of stairs
Closer view of new stairs . Riser boards of stairs and verticle railing are 1" x 8", each step consist of 2 deck boards, all boards are composite materials. Pressure treated 4" x 4" post (see photo 3) are covered with a hollow sleeve .
Contemporary Home, 5 of 5 Interior view
Features include both diagonal decking and ceiling planking for the purpose of not having any intrusive looking seams due to extreme lenght of porch (43' 0'). Recess lights in ceiling with a couple of electrical outlets inserted in post. Design of railing based on privacy and extreme wind in open country side. Deck boards installed with hidden screws.
photos below (1-14)
Family room, 3 photos
Initially a flat ceiling room with dark paneled walls & wood work. Miniuim lighting.
Removed existing ceiling joist, extended walls to new ceiling height and increased depth of rafter framing to accomadate 12" inches of fiberglass insulation in new ceiling. Code requires 12" thick insulation in ceiling
Convert a flat ceiling room into a valted ceiling room . Complete with skylights, sheetrock / painted walls & trim and numberous recess lighting and paddle fan.
Stairwell, 2 photos
Objectives to correct , open stairwell not child friendly, no clothes closet in living room & needed additional storage .
Enclosed stairwell with 2" x 4" partitions walls with entrance door leading to basement and clothes closet on 3rd wall (not shown in picture) and constructed 2" x 12" partitions to incase books (built-in unit on left) and T.V (built-in unit on right).
Front house window, 2 photos
Removed & closed up 2 standard double hung windows
Installed new bay window, complete with new support header, roof and custom bottom skirt. Install new matching siding entire wall.
Interior stairs, 4 photos
Request was to remove partition to open other side of stairs (exposing stairs on dining room side)
Removed exposed wall as shown, strutural work required (re-support stair opening header) , relocating electrical wallout and light switch. Eventually removed entire set of stairs. Also removed laminate flooring on foyer floor.
Installed an entire new set of stairs, from main level to 2nd floor. New newel post, banisters & balusters. Also installed new tile floor in front foyer.
Notice banister (right side of stairs), continuous from bottom newel post to 2nd floor landing. Building code requires a continuous banister on at least one side. Safty reason (objective, not removing your hand from banister once engaging to opposite level)
Remodeled Garage, 3 photos
Original garage roof
Unattractive shed type roof. Not consisent with present main house roof lines.
Built a short partition wall in rear to match height of existing front wall of garage (establish 2 level points) prior to installing roof trusses.
Changed original shed type roof into a gable style roof . Match existing roof pitch of main house and gable addition . Install matching siding on new gable walls.