News & Updates

If you are thinking about adding a room onto your Main Line home, you might be wondering how much it’s going to set you back. The truth is, there are as many answers as there are ideas for your remodel, so while it’s difficult to give you some hard and fast numbers, we can offer some insight into the cost vs. value of certain types of room additions – meaning, the value you would realize once the renovation was complete vs. the overall cost of the job.

For instance, we could say that your Main Line room addition will allow you to recoup your cost somewhere between 49 and 73 percent when you decide to sell your home. The type of addition you choose and the specific features will be the mitigating factors that determine what that value turns out to be.

For instance, you may be adding a room to improve functionality but not necessarily adding square footage. In essence, you are adding personal value for yourself: livability and functionality. In this case, it’s really the materials and the features that will deliver the value. Only you can determine whether the cost is justifiable.

In other words, sometimes the resale value is not the only consideration. Are the changes going to improve your life? Make you happy? These feelings have as much validity as any consideration towards a future sale price. It’s all about what you expect to get out of it.

To give you a rough idea of what the average cost vs. value for a room addition is in the Philadelphia area, here are some ranges to think about:

Bathroom Addition

Midrange:            $52,000        Value added:   $27,000+

Upscale:                   $95,000        Value added:   $149,000+

Master Suite Addition

Midrange:                $140,000      Value added:   $76,000

Upscale:                   $281,000      Value added:   $136,000+

Our Take On The Cost Of A Room Addition

The room addition itself will have its own unique characteristics and issues that you’ll need to think about. For instance:

• Is it one story? or two stories?
• Does it have brick or vinyl siding on the exterior?
• How many windows are you going to have? Lots? Or just a couple?
• Will your floors be hardwood or tile?

Then, you will have to figure out what’s going to go into the room. Is it going to be a bathroom? or a kitchen? The answers will undoubtedly influence the cost in a big way.

You’ll also need to think about how the addition relates to the rest of the house and consider the ancillary requirements of building the addition properly. For instance:

• Is it going to tie into the roof in such a way that you’ll have to replace the roof entirely or at least in places where you can’t simply patch the old roof?
• Can your current heating system support the new space or will you need to add a new system?
• Will you have to redo floors in other parts of the house to make it work aesthetically?
• Is there structural work that needs to be done to open up the two spaces in order to tie the design into the rest of the house?

In its simplest form, a room addition won’t have all of the above. However, if the addition has a bathroom in it, you will need to run plumbing, replace the floors, add a heating system, and so on. These are all things that can significantly impact the cost, depending on what you decide to do.

Every Project Is Unique

Ultimately, a local company like ours can provide you with price ranges such as those listed above simply by adding up the costs of our room addition projects and taking an average, but it generally helps very little in terms of providing you with a guideline as to what your unique addition will cost.

Many of our clients decide on a room addition to make their Main Line home look nice as opposed to adding more square footage, so in our experience, it’s never a simple one-and-done answer.

Budget is and always should be a top concern. If your budget won’t allow you to realize your goals, we may come up with clever ways to design in a way that will help you save you money without sacrificing function and a great finished product.

If you’re thinking about a room addition to your Main Line home, call us to schedule a conversation. We’d love to hear your ideas and talk about how we can help.

Throughout 2018, we have heard some pretty lively discussion about open-concept vs. closed-concept home design. While each philosophy definitely has its pros and cons, ultimately, it is for you to decide what’s going to work best for you, your family, and your lifestyle.

Open-concept pros and cons

Open-concept design has been preferred by many homeowners since the 1960s and we see it both in new home designs as well as older homes that have been remodeled.

According to the National Association of Home Builders, 84 percent of new builds feature either a fully open or partially open-concept floor plan.

Let’s weigh the arguments:

Open concept pros

• Make you feel like you’re in a larger space
• Give you better visibility through all of your rooms
• Provides safety when looking after children, pets or elders
• Extends and streamlines your interior design throughout the home
• Ideal for socializing and entertaining
• Less need for artificial light
• More modern design
• Better accessibility for those with mobility issues
• Flexible spaces can be reconfigured to suit changing needs
• You can eliminate underused spaces by incorporating them into a larger floor plan
• Open-concept floor plans are more desirable, potentially improving resale value

Open concept cons

• Lack of privacy
• The kitchen is open to the rest of the home and can be disruptive to certain activities
• Cooking smells permeate all the living spaces
• Less formal
• Much noisier, in general
• A mess is more difficult to hide
• Large open spaces are more difficult to cool and heat

Despite the obvious drawbacks of an open plan in terms of privacy, you could opt for a partially open space—say, with half-walls—that adds some separation. So the room with the television, for example, doesn’t have to be in the thick of things.

Structural concerns

If you are considering a remodel to open up your floor plan, be sure to consider your load-bearing walls. Removing a load-bearing wall could add a significant expense. There may also be pipes and ducts located within the wall that need to be relocated as well.

If this is the case, there would need to be some engineering to be done as it will change the way the home’s systems function. You may be on the hook for additional costs or have to sacrifice efficiency or comfort to obtain the open-concept look and functionality you want.

Closed-concept floor plans: sometimes the “old way” is better!

Having a closed-concept floor plan was the old-school way to separate yourself from whatever your spouse or your kids are getting up to. While you may not have considered it too much, closed-concept is enjoying a bit of a resurgence.

Closed-concept pros:

• More privacy and autonomy for all members of the household
• Good for live-work situations or households with growing kids
• You can have a different interior design, different paint colors in each room
• More design options to choose from as not every detail needs to match
• Cozier rooms
• Better noise control
• Limit cooking smells to the kitchen area
• May lower your energy bills as you can zone-heat
• Easier to maintain more frequently used spaces
• More formal dining and entertaining

Closed-concept cons:

• Less natural light than with open-concept plans
• Rooms may seem cramped
• The house may feel smaller than it really is
• Lack of sight lines into family living areas
• Takes longer to clean going from room to room
• Less flexibility in terms of furniture groupings and size
• Less accessible, which could be a consideration for aging-in-place
• Potentially lower resale value, although there is no easy way to predict trends

Wrapping up

In conclusion, we see many new homeowners on the Main Line choosing to open up closed-concept floor plans in a historic home. The decision to go ahead with a project of this magnitude can prove highly beneficial, improving your lifestyle and potentially adding resale value to the home.

However, if the home has an existing closed-concept floor plan, it bears some consideration in terms of the extent and expense that will be required for the transformation. Load-bearing walls, ductwork, plumbing, and so on may need to be relocated, which oftentimes is a complex and costly endeavor.

Some of our clients, after considering the pros and cons of open vs. closed-concept floor plans, choose to stay with the closed-concept design as it offers superior value in terms of privacy and more formal living, something you simply can’t achieve with an open-concept.

Do you have a home renovation project you would like to explore? Schedule a conversation today; we’d love to show you what’s possible.

There are many reasons you might be thinking about putting an addition onto your Main Line home. Adding an office or more leisure space, expanding the kitchen, and accommodating a growing family are among them. However, when you are creating space to accommodate elderly parents there are very specific considerations.

Generally speaking, if you are building an addition that is meant for the elderly, it will usually be on the first floor. This means you will be building out rather than up; unless, of course, you want to take on the extra expense of adding an elevator or the clumsiness of a stair inclinator.

Cottage industries built an addition onto this Victorian Main Line home, placing the elderly mother on the third floor with elevator access. Upon completion, we were recognized with a historic preservation award for our work.

Features you will want in an addition for parents: Privacy, Autonomy, and Accessibility

There is a difference between aging in place considerations for you versus aging in place considerations for your parents. Your parents will likely want and need their own facilities, a space away from everyone else that gives them some privacy and allows them to maintain their independence as much as possible. This requires some careful decisions on your part.

You want the unit to be stand-alone, with all the features they will need to live in comfort, but you will also want it to be easily accessible to the rest of the home. As they will be sharing your home with you, you also need to think about making the rest of your home more accessible for them outside of their own living spaces.

You could think of it as creating a space for someone who you only need to be around you part of the time. If your parents are still active and mobile, an in-law apartment may be the ideal solution as they can maintain their independence without losing the convenience of having help close at hand. Whether you decide to simply add a new bedroom and bathroom or create a complete in-law suite, be sure you are thinking long-term so you won’t need to revisit your decisions at a later date.

Mobility and Accessibility Considerations

The layout will generally depend on mobility needs and accommodation should be given for live-in help. Even if you don’t need it now, you may in the future, so it’s a good idea to plan for it.

Wheelchair accessibility is something you can build into the design. Accessibility considerations for the bathroom include:

• A curbless shower
• Grab bars
• Full wheelchair accessibility

You also might want to think about adding a second bathroom (in addition to your parents’ bathroom) if you have live-in help of any description.

Other accessibility considerations you might want include are installing handles as opposed to knobs on doors, drawers, and cupboards. If wheelchair access is needed, hallways and doorways may need to be widened to allow free movement.

Separate Entrance

Establishing a separate, accessible entrance that is as close to the driveway as possible will make getting in and out of the house easier for everyone. Position the accessible entrance on as level a surface as possible to accommodate ramps, if needed now or in the future.

Second Kitchen/Kitchenette

A new kitchen or kitchenette with an eat-in sitting area is a good idea. However, zoning may be an issue, so you will need to check with your local planning department to find out what is possible. Some municipalities do not allow second kitchens, which will dictate how you move forward with your plans.

Lifts and Stairways

If stairs are an issue – such as if you are building the suite onto an upper level in your Victorian home – you may want to consider a stair lift or elevator. These items will require changes to other parts of the home, such as widening a staircase or allocating space to an elevator shaft.

If you decide to add an elevator to a heritage home, custom elevator designs can be matched to your décor so that it fits with the rest of your home’s design.

In conclusion, planning an addition for your aging parents involves some thought to future needs as well as the present. If possible, allow your parents to be involved in the process so they can have some input as to what would make them most comfortable.

Thinking about building an addition for your aging parents? We would love to show you how we can help. Schedule a conversation today.

If you have recently purchased a home on the Main Line or are planning a remodel, you may be wondering whether you should complete your renovations before or after you move in.

Sometimes, we advise our clients that the best thing to do is to stay somewhere else while the work is being completed, but it really depends on the size and scope of the remodel you are planning.

Renovate After You Move-in: Pros and Cons

If you are looking at a whole-house remodel, we generally advise having the work done prior to moving in. Living in a construction zone is not anybody’s idea of comfort and it could place undue stress on your day-to-day family life.

How much time is it going to take?

Some people find value in renovating after move-in as it gives them time to figure out exactly how they use the various spaces and how they want to modify them.

Of course, it really depends on the design. If the design process is going to take a long time or if the design itself indicates a fast turnaround, you may be able to endure the process without too much disruption.

Ultimately, the time the design process takes has no impact on  your quality of life; it’s the construction phase that will necessitate the most adjustments on your part.

What about the financial concerns?

Another advantage to renovating after move-in is that you won’t be carrying two homes. Not having this financial burden will reduce the stress of the job. You also won’t have to set up housekeeping elsewhere and you won’t have the extra expense of storing your belongings.

On the “cons” side, some concerns include:

Living comfortably can be a challenge

You may need us to set up a temporary kitchen while the new one is being built. While this is possible, it will add a little to your budget. To accomplish this, we will usually take some of the salvaged kitchen cabinets, along with the sink, and move it to another area. Generally, you will have a sink, a microwave, and a fridge, but we can do a full kitchen if that’s what you need. Most people, in our experience, don’t really need it. Once the new kitchen is finished, however, we will have to remove the pieces, hook them all up again, and patch up any holes that we had to create in the walls or floors to run pipes.

Living in a construction zone

Some areas of the house will be off-limits. We will set up barriers to contain dust and prevent kids and pets from accessing hazardous areas, but if you work at home, the noise may be disruptive to your routine. You will also have to contend with construction vehicles and roll-off bins in your driveway and may be forced to park on the street.

Renovate Before Move-in: Pros and Cons

In our experience, if the design is going to be completed quickly, it may be better for you to go ahead and start the construction prior to moving in. That way, the disruption to your life will be minimal and you can start enjoying your new home more quickly.

Cost concerns

On the plus side, renovating before move-in can reduce your overall costs. In one case, for instance, we were able to reduce the construction cost by thousands of dollars simply by moving the family out. They ended up finding a house to rent two doors down from their home. It was for sale and unoccupied at the time, so it worked out well for them and for the owner of the other house as well.

On the downside, you may be on the hook for carrying two homes while the work is being done. Some people opt for a rental or a bed and breakfast nearby, but depending on how long the work takes, these costs may add up significantly.

Living out of a suitcase

You will also be living in a temporary situation, not having all of your comforts close at hand and knowing you will have to move at some point. Depending on how complex the remodel is, the amount of time you have to spend in such circumstances may be open-ended.

Kids and Pets

Last but not least, you should always consider the impact the job is going to have on your children and pets. The noise and inconveniences of living in a construction zone and the disruption they cause in the daily routine may cause anxiety, sleep disturbances, and make even the most normal day feel a little bit more challenging. Ultimately, we always advocate for our clients to make a decision that’s best for their entire family and their wellbeing.

In conclusion, there are a lot of things to think about when planning a remodel to your Main Line home. Call today to schedule a conversation; we would love to show you how we can help.

If you are getting ready to put an addition on your Main Line Philadelphia home, there are plenty of things to consider before diving in. You know you need more space, but do you build up, vertically, or build out, horizontally?

A horizontal addition changes the footprint of the foundation of your home while building up does not. If you are simply looking for an extra room or two, you might decide to go the route of a dormer extension, refinishing your attic or adding a floor to your home, either over an existing garage or by adding an entirely new floor.

Building up in this manner is often the least inexpensive and faster way to go, as building out carries its own set of variables and complexities.

Building Out: Pros And Cons

Since building out involves changing the footprint of your home, there are more permits and inspections to manage. It will also take a great deal more time to complete, meaning you will be living in a construction zone much longer than you might want to.

Depending on the purpose of your addition, however, you may not have too much of a choice in the matter. Some of the other reasons you may want or need to change the footprint of your home include:

• Extending your kitchen
• Adding a family room
• You live in a single-story home and want to maintain that style

Once the design has been finalized, laying the new foundation is the first step. After the foundation is in and the slab is poured, new walls and roof are next. When the shell is weathertight, we will open up your walls to connect the new space to the old.

When extending the home’s footprint, additional permits may be needed. These will address issues like impervious coverage, yards setbacks, and grading issues, or even tree protection. Depending on how your property is zoned, these issues may need to be addressed before the work can proceed.

If you are in a historical district, you will be subject to even more reviews and restrictions. Depending on the complexity of the job, it will require some careful thought and planning as to the best way to proceed.

Stormwater management is another issue that we may have to deal with before the work begins. You may be required to install expensive water management systems that need additional engineering and permitting.

As your design/build professionals, we will be there with you every step of the way, advising you on issues you should be aware of and managing all the required design, permits, and inspections. No matter what you decide to do, we will always support you with the most practical and honest advice we can offer. Ultimately, we want to make sure you are 100 percent thrilled with the result.

Building Up Considerations

Generally, it’s less expensive to build up, rather than out. Building up does not require changing the footprint of the home, so there are fewer issues we need to address during design, permits, and construction.

Building up may involve adding a level, or extending dormers in a pitched roof to add more living space. You might also consider adding a second level above the garage or the sunroom. In some neighborhoods, however, you may run into height restrictions, so it’s a good idea to work with someone who is acquainted with the regulations in your area before you get your heart set on what you want to do.

One of the advantages to building up is that it does not entail digging up your yard. The process will be generally less complex in terms of zoning and obtaining permits and, in most cases, it will be completed much more quickly.

You may also need new staircases to access the upper levels. Elevators are another option you can consider, though they do chew up a lot of space to accommodate the shaft. To reclaim that space, we would need to make an addition for the elevator itself, which can range from $30,000 to $100,000+.

Thinking about adding on to your home? Know your options and get the support you need! Schedule a conversation today.

Owning and renovating a Victorian home brings with it implicit assumptions shared by other older and heritage homes, albeit with a few additional considerations.

In addition to the typical issues you would come up against with an older home – outdated wiring and plumbing, uneven floors, doors, and windows that do not close properly, foundation issues, and so on – you may have to contend with previous botched attempts at updating or, if the home is in a historic neighborhood, you may need to get approvals from a historic preservation committee, adding to the timelines and complexity of the project.

A Brief History of Victorian Restorations

Built in the mid-to-late 19th century, Victorian homes represent a range of architectural styles. The name itself follows the British (and French) tradition of naming architectural styles after the reigning monarch of the time.

Victorian homes are generally more ornate than modern-era homes. In a restoration, your options are directly tied to what architectural style you have.

There are four distinct types of Victorian architecture:

•   Queen Anne features rounded turrets, large, curved porches, carved wood panels, stained glass, and other intricate design details.
•   Gothic Revival favors vertical lines, steeply-pitched roofs and dormers, intricate finials and decorative features.
•   Italianate homes are rectangular, two-to-three stories high, featuring tall first-floor windows, gently sloping rooflines, and overhanging eaves with rows of decorative corbels.
•   Stick-Eastlake is a transitional style that lies somewhere between Queen Anne and mid-19th-century Gothic.

While these features are what define these types of homes, they do make the process of restoration a little more delicate and often more expensive. Irregularly-shaped windows, curved walls, and the range of decorative features can be a challenge.

Considerations For A Historic Home Restoration

One of the biggest challenges in restoring a Victorian home is in sourcing the materials you will need. Many of these materials are now quite rare or costly and in many cases, you will have to make a decision as to whether to recreate the feature or replace it.

In every historic restoration, we put a great deal of effort into preserving the materials and features that are in good shape and we prefer to repair rather than replace, wherever that is possible.

For exterior work, we like to stay true to the period during which it was built as well as the original architect’s intent. Our intention is to always be mindful of enhancing the original vision as much as possible.

Challenges In Restoring A Victorian

The design of a Victorian home presents some inherent challenges to restoration. Central heating systems were inefficient , and servant’s areas and kitchens were typically closed-off from the rest of the home. Pocket doors, decorative plaster, dumbwaiters, and more are all as old as the home itself and probably don’t function as they should. Ultimately, there needs to be a balance struck between the architectural design and your own personal taste.

There is a major difference between permanent features, like wood paneling or the main staircase, and the way the rooms are painted or decorated. You can strut your personal style through paint, wallpaper, and interior design – but altering the architectural details is something you should think long and hard about before committing to something you can’t undo.

Our Approach

Cottage Industries’ approach is many-layered: we focus first on ensuring that your needs as a homeowner are being met, and secondly on the preservation aspects of the project.

Taking it room by room, we discuss what needs to be saved (such as a fireplace insert or tile) and what can be reworked.

For instance, when we worked on Kate Brown’s Haverford home, there were a great many things that were sentimental to her as she had grown up in the house. We always try to save what we can, both to make the work more budget-friendly and also to satisfy a heartfelt need.

We don’t necessarily always restore back to the architect’s original intentions – we update according to what the homeowners wish to achieve. Sometimes, the budget can’t cater to both ideals, but we try to strike a balance that delivers on needs without taking away those things that make the home special.

Here are some tips for any of you who are considering a Victorian restoration:

1. Choose a contractor who has experience in historical preservation.
2. Tour the home room by room with your contractor so that you can discuss what is needed and learn about the costs you might be looking at.
3. If your home is designated historical, consult with a team like ours prior to doing the work.

Victorian Restoration On The Main Line

If you are thinking about updating your Victorian Main Line home, Cottage Industries is ready to help. We are Philadelphia’s historic preservation specialists and we love what we do. Schedule a conversation today and discover what’s possible.