What will the sound insulation of those new doors be in the living area?
I’m still working on that. They don’t make ‘triple pane’, but they do have a sound insulation upgrade. It’s probably the ‘laminate’ thing. In looking closely at the existing patio doors, they are not triple pane. I keep trying to analyze the little writing in the triangle on the glass and I think they are dual pane with laminate. Because they were custom made by a company Old Castle, I cannot research the ‘model nbr’ stamped on the glass.
I have been watching the market in the Point Loma area and everything is pretty much flying off the shelf. There are some properties priced too high or in bad locations that have to drop their price after 2 weeks or so, but eventually they are selling also. This is good news for me, I hope that it stays hot with low inventory for another 3 months.
There are only 8 homes for sale right now that are between 2,000 and 3,000 square feet in both the 92106 and 92107 zip codes and under $1million. Three of these homes are in terrible location (on major busy street). 7 of the homes are in old outdated condition. And only one of the homes for sale has any views whatsoever.
I personally would not worry about sound insulation in the living room. There is plenty of ambient noise that drowns everything that is happening outside. Bedrooms are much more important to keep noise-free!
Are they still doing the window replacement/noise mitigation stuff for airplane noise? If so perhaps you can call them and get the specs for the windows they are providing.
You could try using a candle flame or match to check the glass. If it has multiple panes you will see multiple reflections. If they are very close together like in a laminate you will see the reflections are close together.
Some noise reducing windows use two panes with a space for insulation, but one of the panes is actually a laminate of two pieces of glass and a layer of plastic. So there are actually three pieces of glass.
How is the overall budget? Are you still targeting 85,000?
cb, I don’t think your house should be listed at less than $1 million. Obviously you’ll have to decide once everything is finished and based on the market when you put it up for sale, but I’m thinking that with all the extra living and deck space, your house will definitely have risen through several categories.
I had a thought this am as I woke up to fog. When we were marketing our house I had a small photo album with great view shots. We have nice ocean views and on a clear day island views and amazing sunsets but if the showing is on a foggy day the buyer misses out on what makes your property unique. Also if the buyer has an option at a later date to add another story ocean view pictures from the roof are nice. A book or sheet of photos can be a great tool to have.
^^^Great idea.
Where I live (four seasons), people routinely have photos of their house and grounds during different seasons, so prospective buyers can see how things look at other times.
Closets:
Did I recall correctly that Coralbrook said she was eliminating a linen closet to make room? It’s my thought that if you are planning a modern house with clean lines and look, built-in storage is highly prized. I wish I had also planned an old-fashioned “broom closet” for the vacuum cleaner instead of just some additional space in the laundry room. We have a built-in vacuum system (de rigueur back in the day) and a more useless thing we do not own now that Dysons rule.
Very busy today. Contractor came over to design deck and header system for folding doors. He said the City and structual engineer will have shear wall and all types of requirements to open up for folding wall.
Plus, the reality is that it is very windy on that side if house coming from ocean up the hill. Noone will really want to open itall up, would be like wind tunnel in house. II’m also a bit concerned about soundproofing cost of these doors.
So putting Nana wall on hold for now
Honestly, I think the existing sliding doors are quite fine. The buyers can explore the option of a nana door or similar. You are already going to be adding a ton of additional square footage downstairs, which will greatly enhance the value of the property.
No, budget of $85k went out the window when i decided to do conversion of 800sf to living space. Have to wait for plans and structural engineer requirements before I can do new estimate. Right now my gut is $110-115k remodel.
I’d suspect you can get significantly more from buyers with the extra square footage.
Remember though that the nanawall isn’t just for the ability to open up to the deck (and create a wind tunnel). It is for the unobstructed view. And per the animation on your link, you can just open one panel if you like.
Great! 800 sf is more than 50% increase in sqft. You’d better be ready for inspection from top to bottom. I think you might have to spend more than 110K, its like 140K, but it is well worth the expense.
However, a two car garage is only 400 sf, where is the other 400 sf? Enclosed patio? Did I miss some thing?
What about putting nana windows downstairs instead?
Since the family room is going to be smaller than the LR / entry / DR / Kitchen open floor plan on the first level[ after the new bedroom and bath are built] , and since you have those wonderfu tall ceilings downstairs, going down the stairs to a lower level space that can be opened up completely might be better use of nana type windows. It certainly would ba a wow factor. New buyers could copy that up stairs if the want to later.
An additional idea would be to put a gate at either the top of the driveway, or down below where it levels off below, in order to make the whole new patio area and FR much more private.
Perhaps some of the old wood taken from the front could be recycled for that purpose.
“However, a two car garage is only 400 sf, where is the other 400 sf? Enclosed patio? Did I miss some thing?”
yeah, a lot.
8-|
go back to the beginning and read every post that coral has written .CAREFULLY.
She has TAKEN OUT the entire lower level garage , which was 800sq ft, and is converting it to a FR, add BR and BATH.
If you look at the pictures, you can see that the prior garage space was much deeper than a typical 2 car garage. Like 35’ deep or something. It appears to run the whole width of the house.