For a variety of reasons a homeowner may decide that purchasing another home is out of the question and the best answer for their needs is to remodel or add a new room.

Calling a contractor and then imposing limitations on the process by providing incomplete information may result in little more than a "guesstimate". Later, even though everyone involved acted in good faith, you could end up unhappy. Each proposal for renovation is different and no one should be expected to know all of the answers on short notice, but I have found that the biggest mistake most people make is not having enough information available to the person attempting to access the problem or give a good bid.

CHECKLIST

Plot Plan:
Shows the location of the house on the lot and includes building lines and areas of easement restriction. The plan may be found at the city, from your agent or from the homeowner association office. This is a very important document. If one cannot be located, it is wise to measure the dimensions of setback on the property plan and draw it yourself, especially if you are planning to add a new room to the existing structure.
Covenant restrictions:
Look for restrictions about building limitations and use of materials as well as the process required for approval. If your building is located within a homeowners association with restrictive covenants, you need to know how they will affect your planning and approval process.
City Zoning and impervious cover limitations:
Watch for limitations on impervious cover. You can find some of this information on the listing documents. If in doubt call the city or take your plot plan to them and ask for information about your particular situation.
Water Drainage:
Where does the water flow from the roof. Will a room addition trap water and prevent it from flowing away from the house? Examine the gutters and downspouts and notice where the water goes. Retaining water near the house foundation is a common cause for problems and additional expense.
Roof plan:
Does a simple room addition become more complicated due to roof slope arrangements, valleys and gutters? How will the new roof tie to the old roof? This is an often forgotten element and can cause additional expense if the planned expansion is not appropriately located to fit within the existing roof plan design. Use a copy of the plot plan to sketch out the roof plan if one is not available.
Load bearing walls:
Which walls need beam reinforcement? A load bearing wall will usually not prevent an opening or removal of the wall, but additional expense may be required to install additional beam supports.
Plumbing plan:
Where do the sewer and water lines enter or exit the house? This information will help determine how the additional lines will tie into existing lines. The cost of placement of bathrooms and kitchens can change depending on this information. Look for sewer clean-out stubs, notice the location of the water meter and gas meters or ask a city inspector for sewer line locations on your street. Draw this information on your copy of the plot plan.
Electrical Plan:
Are electrical lines coming down from the attic or up from the floor? Which lines and circuits will need to be cut or replaced or cause problems during demolition? Look in the attic if you are not sure. If possible look under the foundation. Take special notice of the main electrical feed and main switch box locations.
Foundation:
The type of foundation reveals a great deal about potential problems to be encountered in a remodel addition. Is it a concrete slab or pier and beam or a combination of both? Look around for any cracks or changes in elevation that may indicate problems with soil instability or poor construction of the original structure.
Slope of land:
Slope of the land can cause additional expense either in excavation charges or for extra decking steps and landings. Unless the lot is relatively flat, any addition will require some kind of modification to the surrounding soil. Go outside and measure the addition and draw a line where it will be located. This will help you be more aware. Use a level to confirm the slope since your eyes sometimes deceive the reality.
Orientation of structure to the sun:
Will window locations create heat loads that call for additional heating ventilation and air-conditioning? Sun shades and screens cost more. Appropriate locations can save money now and later. Trees and other landscaping may be necessary. All of this will affect cost.
Heating and air-conditioning:
Existing air conditioner compressor, blowers and ducts may need to be relocated. Extending ducts may not be enough due to existing system design. Very often existing ducts are sized to throw air in certain directions at certain velocities. Changing or adding to the length may cause problems in other areas of the existing house. Adding additional air conditioning elements also requires electrical additions. Planning ahead for this saves money.
Planning for interior traffic flow:
Know and understand how proposed traffic will flow. Many times an improperly located doorway will cause problems with a furniture plan. Even if you think you cannot draw, try to make a sketch of the layout yourself. Pay special attention to window and door locations. Measure your proposed furniture. Use lined paper if necessary to draw things to scale.
Prevailing breeze direction:
Depending on the season some windows do not need to open but others do. Reduce window costs by understanding ventilation potential. Make a note of wind direction for summer and winter on your copy of the plot plan.
What finishes and fixtures do you prefer?
In smaller projects, the real cost can be in the details. Plumbing and electrical fixtures can vary greatly depending on choices of quality. If you have an idea of preference, cut out pictures from magazines. This is also helpful regarding wall finishes, and the general look you will want. Getting a contractor to estimate the cost of the finish-out without this clear communication in the first place will result in extra charges later. You must be specific if you want to get what you ordered for the price you were willing to pay.

OK, so this seems like a lot to know and all of this does not come together all at once, but understanding the relationships of all of the elements and having experience in working with a variety of projects over a long period of time becomes very valuable when trying to spot the one element that is going to cause the problems. A consultant cannot be expected to solve all problems or provide a complete set of plans but an experience pro who has nothing to gain or lose by disclosing information both good and bad is usually well worth the price considering the value of the information to be gained.

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Allen Seale is a registered Architect in Texas and has spent many years as a carpenter, contractor, developer and real estate broker. The information contained in this article is intended to offer helpful, useful and practical information to aid the client in preparing for the consulting service. Allen is currently owner of INTERVENTION by DESIGN which provides consulting service to homeowners, builders and real estate agents regarding retrofitting commercial and residential projects.