We have always had a home with an open space over a dining room or living room and wondered what the cost would be to close it off so wondering if anyone has done this. Our current home has a two story Dining Room that you can look down upon from the above hallway area. We would love to eventually close ours off and use the space for an office/ loft but trying to understand the work involved. We have a rather small dining room 11×12 so the room above would only be a 132 ft addition.
Assuming the following would be required for a project like this (at a minimum):
Permits
Electrical to add outlets per code and reconfigure light switches and drops in ceiling (Potentially need to add a breaker for the new load)
Ducting for AC/ heat
Flooring for new room on second floor
Drywall for ceiling in Dining Room
Paint for ceiling and rooms
Structural beams, headers, subfloor
Insulation
Other considerations:
Can the foundation handle the load
Can the AC/ Heat handle the increased footprint
Can the existing 2x4s handle the load
Keep me honest because I am sure there are other things to consider.
One big consideration is if there are any windows high up on your existing walls and if the new floor will mesh with the level of existing windows.
Do you need the new area to be completely enclosed or would you consider a half wall which may limit the need for any additional ductwork, also depending on how hot/cold that side of the house gets.
Your style of floor plan usually has flood lights or some type of lighting up high, wiring may not be a big deal, it depends on what you plan on having in your new area other than lighting. Existing breaker may be fine.
Insulation is typically only in attic, adding floor space shouldn’t have any affect.
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