Looking for help designing a shed dormer addition on existing home

[ToddNewHampshire]

Project Scope – Shed Dormer and Finish of Existing Space

I have an existing unfinished second-floor space measuring approximately 15' × 26'. There is a door from this space leading to 2nd floor finished space. I would like to convert into a finished space by removing the existing roof over that portion and adding a shed dormer over 1/2 the space.

The scope I’m envisioning includes:

• Cutting back the existing roof and framing a new shed dormer over a 15' × 13' area.

• Installing a large picture window in the new dormer to capture light and views.

• Ensuring the new dormer and room meet structural requirements (including local snow loads), as well as applicable code requirements for habitable space (headroom, egress, insulation, etc.).

• Adding or upgrading floor structure as needed, plus new subfloor/finished flooring including full insulation of the space (floor, walls and ceiling for sound and temperature).

• Installing insulation (roof/walls as required), electrical wiring and outlets/lighting, and integrating heating/comfort (to be determined based on existing systems).

• Completing interior finishes (drywall, trim, paint) to tie into the existing finished second floor.

I’d like assistance with:

• Designing and modeling the space (including the dormer and window) so it is comfortable, code-compliant, and visually integrated with the existing house.

• Preparing drawings suitable for permitting and construction, and coordinating with a structural engineer or other licensed professional as needed for any required structural design and plan stamping.  This in in New Hampshire.

 

I've attached two photos of what might be before and after.  The "after" has the dormer too far back but it give a good idea of the basic ides. The right hand wall of the shed dormer would connect with the existing 2nd floor.  

[basketballman]

Love to discuss.

 

As a former design-builder and carpenter, I understand the importance of plans that are client friendly, ready for permits, and also include accurate detailed quantity take offs making it much easier for subs and suppliers to bid on a job.

 

 My standard plan sets contain accurate material take offs, including framing lumber quantities, in BID READY format. "

 

Sample plan set here and another below:

 https://dbeb9d9d-63d6-4359-84bb-f128ebeddadd.filesusr.com/ugd/cb65c6_bdd34f993eae40a8b5e9ca1364e2fde9.pdf

 

From Concept to Finished Space — Watch the Tour Below:  

https://www.youtube.com/watch?v=kVOhJ7DYQDA

 

 

 

RMS PLAN TEMPLATE 72dpi.pdf

 

Bob Shofner 

WEBSITE:  https://rmsdesigngroup.wixsite.com/website

  E-MAIL: rmsdesigngroup@gmail.com

973-897-5013  -  Cell

[ToddNewHampshire]

Appreciate your responding Bob.  Can you share how you charge for your services?   I used a program like this years ago and found it very helpful.  This time I decided if I could find an expert like you it might be much more efficient.  The space is not highly complex but there are few nuances like connecting the left side of the dormer (looking out) to the existing house and lifting the current rafters that are in the space up a bit to increase the ceiling height (or make it cathedral)  The door coming in from the finished space is currently is pinched a bit by the existing roof, yet I think with the dormer it will open up so that is no longer pinched as all.  

 

- Thanks, Todd