Taking on a major construction project in 2025 - What are some common hurdles?

[Alan Asriants]

As the title of the post mentions, I am taking on an extensive rehab this coming year and am really excited for it!

This is a twin home in Ardmore - which is an amazing area, and I am really enhancing the property. 

I plan on doing the following:

- Full gut demo - done

- Extend third floor to rear of building envelope and raise ceilings. This is the biggest part of the project. I am adding a good amount of SQFT to make the third floor into an entire master suite. It is currently a glorified finished attic with little room

- Use addition and raise it up and extend it to the side of the home for more finished space and room for deck, washer/dryer room etc

- Make the living space as functional as possible with the added sqft

- Add outside living structures like deck

This is a fairly wealthily area and I want to maximize my ROI

What are some things you recommend for a large scale project like this and what are some hurdles ? I have done extensive rehabs, but that was for a rental property. Here I'm really trying to sell it to the right audience. 

Here is the structure currently. 

I am thinking of the value of:

- Built ins - for closets, mud rooms

- Functionality - where to put washer dryer, 3 bed 3.5 bath or 4 bed 2.5 bath? Should I try to make the deck on the second floor a common space or as part of a large bedroom? Importance of a mudroom? 

- Bay windows?

I am really excited for this project and want to make sure a great family moves in! I am playing with a lot of ideas and would love to hear as many opinions as possible. For sale not rent

[Dennis Bragg]

Alan, I’ve got to say, taking on a major construction project like this in Ardmore is a bold move, and I admire the ambition. That area’s known for its classic charm and high-quality homes, and if you handle this right, you’ll be tapping into a buyer pool that values both style and substance. Years ago, a friend of mine took on a similar challenge in an older neighborhood near Chicago..he opened up the top floor to create a master suite that felt less like a converted attic and more like a boutique hotel room. That project taught him that buyers in these well-established neighborhoods pay close attention to the details..things like making sure the ceiling lines are clean, storage is intuitive, and every inch feels purposeful rather than tacked on.

For your project, thinking about the functionality of the added space is key. Consider the family who’ll eventually live there..maybe they’ll appreciate a second-floor deck accessible from a common hallway, where everyone can enjoy it, rather than limiting it to a single bedroom. On the other hand, giving one of the bedrooms its own private outdoor escape might appeal to a buyer looking for a luxury retreat. Bay windows or built-ins can be a subtle way of blending modern convenience with the character of Ardmore’s older architecture. It’s like giving the home a sense of place..a nod to local design traditions while still making it feel fresh. When you’re done, think about final touches that signal quality: well-placed mudrooms, logical spots for washer/dryer units (maybe near bedrooms for convenience), and closets that don’t feel like afterthoughts.

The biggest hurdles I’ve seen often come down to hitting that sweet spot between cost and perceived value. Overbuilding certain features can lead to diminishing returns, especially if they don’t resonate with local buyers. It might be worth talking to a local architect or designer who’s done similar projects in the Main Line area..from what I’ve heard, they can steer you toward features that buyers here find irresistible. Another consideration is the permitting process and local zoning quirks, which can slow you down or force design changes mid-stream. That said, the right team on your side can make the permitting process and inspections far less painful.

I’m curious... as you refine your plans, how do you see yourself balancing the home’s original character with these modern upgrades, and which element of the design do you think will win over the pickiest buyers?