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DNA Dan:
I see what you mean by the bathroom location. I didn't realize it was right on the stairs. A "no crapping" rule ? :laugh2: That's too funny...Using the existing plumbing you're right, you'd have to spend a lot on this to change this into something more useful. I could see maybe bumping into the kitchen just past the stairs and making the opening just in front of the stairs. Either case you'd have to spend a big portion of the budget to achieve this.

In regard to the island, the only drawback to having your stove there is it limits you with the ventilation. For instance, if you wanted a charbroiler grill in your stove, you'd need about 1200 CFM of ventilation and that would mean a big coffin sized hood over the island to catch the smoke. This is not only expensive, but looks terrible IMO. If however you just want to cook on the stovetop, there are downdraft vents that pop up from the back and work quite well. I could easily see keeping the wall there, but just making a huge opening that spreads out to a raised bar. This would be relatively cheap to do. In regard to the sink, that could swing just under the windows with the refrigerator being turned 90 degrees. This would basically normalize the kitchen into a "galley" style and make the end by current sink position completely open.

I guess the best advice would be to make a list of what is important to you guys and limit the scale of the expansion. Reason I say that is if you do everything only halfway, you're going to end up with something that doesn't function at all for you. If however you focus on a few big things such as fixing that bathroom, kitchen and dining area, then even if you don't get the entire expansion done, at least you will have fixed some serious layout issues with the house. Another area to save a lot of money is the finish. If you are handy enough to complete the finish work, you can save a grip of cash. See what contractors will charge for completed rough-in only. With the economy the way it is, you should be able to score some deals. I believe that is all you need to have completed to get final inspection approval.

mpm32:
I said this on 9/7/10

Ha $3000? for an architect? They usually charge between 10 and 15 % of the total cost of the job. So if your addition is $150,000 you can expect to pay $15,000 to the architect. And since he's getting a piece of the total, you can bet your $150,000 will turn into $200,000+. Now he also project manages too so you get that for your money.

You need to find someone to draw you the plans, doesn't have to be an architect.

Are you getting charged a percentage of the total job? If so, you can see why they show you the over budget plans. It doesn't cost them anything in ink to draw over budget and up their profit.

DNA Dan:
<--- Doodle sketch artist for hire (Only charges flat rate, no extra ink fees.) ;D

yotsuya:
I dunno, maybe it's just where I live, but $150,000 could buy you a whole new HOUSE.

eds1275:

--- Quote from: yotsuya on April 15, 2011, 01:01:32 pm ---I dunno, maybe it's just where I live, but $150,000 could buy you a whole new HOUSE.

--- End quote ---

Definitely where you live. I don't live anywhere overly glamourous, and $150k will get you a shack with an outhouse - maybe. Then again, wages are also probably lower on average than they are where J lives.

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