Bob wrote:
We want to add on to our antique farmhouse. We would like to do a 24x24
1st floor addition. Much of this space will be family room, but should
it have a cathedral ceiling or traditional ceiling with unfinished
space above it?

Our debate is whether we should do just a cathedral ceiling over that
family room, or make the ceiling normal and then add a bonus room over
that, which would tie into the existing 2nd floor.

We know it would be more to do the 2 floors, but does anyone know about
how much more?

Part of the reason for cathedral ceiling is aesthetic. But also, it is
to save money on framing for a potential 2nd room above the family
room. We would go ahead and spend the extra money to have the bonus
room only if the price differential is small. If cathedral option saves
big $, we'll opt for that.

I'd call up two folks to get a final answer: a contractor and a realtor.
Comps for nearby neighborhoods will give you the best idea of what a
house of size X vs X+600 will be worth. Both experts must consider your
part of the country, your neighborhood, and the prevailing housing and
contracting markets before they can give you useful estimates.

For example, if the size of your house grows too much for the
neighborhood, no matter where it is, it may be unsellable. Or in a hot
market, a big house may gain a lot more value than in a cold market. Or
if construction costs for your area have gone through the roof (e.g.
Gulf Coast or central Florida), you may want to take out the improvement
loan now (to get a good rate) but defer the construction until the price
of raw materials fall. Remember that if you add bedrooms above, you'll
need to add bathrooms. There's lots to consider.


[Also, as far as resale value goes, does anyone know whether it would
be more desirable to have that bonus room and regular family room
ceiling, versus just the family room with cathedral ceiling?]

Statistically, your house will be worth more with the upper room, since
it would add another 600 sq ft. Cathedral ceilings don't add value in
their own right, AFAIK.

Also, IMHO, cathedral ceilings look out of place in antique farmhouses.
I had a cathedral ceiling in an upstairs MBR suite in a 1894 farmhouse.
The extra headroom was nice, but the space looked odd. Maybe if the
ceiling had been lined with beadboard or some such thing it would feel
more historical.

Also, 24 feet is too big for one uninterrupted span unless you use
something like structural steel (regardless of whether you do/don't go
with the cathedral ceiling). Steel will add cost.

Likewise, a cathedral ceiling adds cost to the roof since you can't use
traditional (cheaper) trusses. It'll also cost more to insulate,
drywall, paint, and light.

Finally, if the 24x24 room is partitioned by walls, the overhead
cathedral space will be shared among the lower "cubicles", unless their
walls rise up to meet the roofline.

IMHO, none of those cathedral alternatives is attractive unless it's one
big space, which again, may not befit a historic home.

Randy


Would appreciate any feedback you might have! Thanks.