Contractor for Kitchen Bump Out – Project + Remodel

[SD Transplant]

Hi Piggs,

It has been a while, but I find myself in need of recommendations  for a contractor that can handle:

– Kitchen bump out project (extending the 1st floor of a 2 story bldg ) by 280 sq ft

– Since it is on the 1st floor, I would like to remove the existing short beams and replace w/ larger ones to avoid ceiling obstructions. It is impacting the corner of the house/kitchen , so to support the 2nd story I am asking this group to see if I need only a capable architect or should I consider a structural engineer + architect?

– I would like the contractor to handle the permitting process for this project.

– Yes, a full kitchen /downstairs renovation would happen after the expansion.

– Lastly, any experience with the length of the permitting process in 92064/Poway?

Thanks a bunch.

SD Transplant

[phaster]

One thing I’ve learned about remodeling, is it is best (and less costly overall) to DIY in stages

Since you seem to have an idea of exactly what you want to do,… I’d suggest you have plans drawn up

https://www.ezplans.com/campaigns/architecture-services-san-diego

Once you have plans drawn up hire a service to get the necessary building permits

https://permitrunner.net/

If you don’t have a regular “contractor” (who knowns your tastes), finding one that can coordinate the design aspect, get the permits, etc. is going to cost much more than necessary

 

 

 

 
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[SD Transplant]

Thank you for the insight. Yes, I know what I want.

[sdduuuude]

I think you have it backwards when you say “see if I need only a capable architect or should I consider a structural engineer + architect?”  I would say that you need a structural engineer for sure and only need an architect if you need help with … architecture, which is how the finished product looks.

The structural engineer does the bulk of the drawing that are used by the contractors. Try a guy named Bruce Cosart and ask him if he would be willing to do your structural drawings with no architect involved. Maybe borrow his draftsman to do layouts and site plans as well.

The architect only draws the layout and designs architectural features for look and feel / functionality / roof lines and styles. If you just want to match the existing exterior look and are adding a simple square space, then you can probably get away without an architect. A good architect will also know setback rules, height rules, where outlets need to be legally, help with a lighting plan, make sure you conform to fire codes inside and out, and possibly do something more aesthetically pleasing than a simple square bump-out that.  A bump-out can give you a patio roof opportunity, too. A kitchen designer could be a good replacement for the architect, too. The ones at Home Depot aren’t so bad if that is where you are getting cabinets but I think you have to go to the design center now. We DIY’ed all of our interior/kitchen design and used IKEA cabinets for low-visibility cabinets behind the island. I wouldn’t hesitate to put IKEA cabinets in a kitchen at all if the look of the faces fit your style.  I would fully design the kitchen before deciding on a size and shape for the remodel.

Once you have a layout and elevation drawings, the structural engineer will do structural drawings and you are ready to go to the permitting folks.  This is a good place to pseudo DIY it.  The suggestion of using a permit runner is a good one.  Try Ron at Sunshine permits and he can work with you or your engineer/architect to submit drawings and get feedback from the city and make changes.  Ron should know expected timelines.

If you want the contractor to do the drawings, find a design/build company. Usually their architects and designers suck but they know how to get drawings together and pull a permit.  Maybe try K-Co in Clairemont. They may not help  you if you are very far out of Clairemont but they might recommend someone.

[phaster]

We DIY’ed all of our interior/kitchen design and used IKEA cabinets for low-visibility cabinets behind the island. I wouldn’t hesitate to put IKEA cabinets in a kitchen at all if the look of the faces fit your style.

IKEA cabinets do have some really nice designs AND they are affordable BUT IMHO the they like a majority of cabinets purchased from big box stores like Home Depot are not built to last (like “old school”  stuff built by craftsmen)

When I remodeled my home/rentals spent some time at IKEA (and Home Depot) to get design ideas, then went to Rockler and TH&H (which are local wood working shops)

https://www.rockler.com/retail/stores/ca/san-diego-store

http://www.th-h.com/

basically built custom cabinets, that are SOLID and will last much longer than items purchased off the shelf (from big box stores)

 

[SD Transplant]

Thank you sdduuudde and phaster for the additional insights. Yes, a the structural engineer is the key, and I’ll start there. I have been receiving some quotes, at least I get a better understanding of the market/services in the construction world. Yes, decent cabinets are a must as I installed 12 years ago some HD cabinets that have the cheapest quality (I knew it at the time).

[gzz]

When you’re still in the design phase, I suggest you look into a bigger expansion than 280sf. So much of the cost is design/permit, you might be able to do 500sf for basically the same price.

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