Our first "Pop Top"

[Brandon Hardy]

We are scheduled to close on a property in a few weeks down in Decatur GA.  We are still trying to iron out the details on the renovation strategy.

We know we want to go up with it,  and double the square footage.  Originally, the plan was to gut the existing structure leaving only the exterior walls, and do a whole new floor plan downstairs, working with existing window and exterior door openings (as much as possible.)  Then obviously adding a second story.

Another investor recommended that we demo everything down to the foundation, including  exterior walls.  This giving us more freedom with new lower level floor plan, and not costing much more to do.

The existing house has  brick veneer over the studs on all four sides, and originally we were planning on leaving all that in place and painting, while adding hardie plank siding on the upper level.

With this new idea of tearing completely down to the foundation, I am wondering if we will be incurring more costs that necessary.  (All new framing of exterior first floor walls, along with all new siding on the lower level as well.) 

Has anyone had to make this sort of decision along their journey?  Any thoughts or suggestions are much appreciated!

[Melvin Benzaquen]

be sure to check zoning and any possible issues regarding a complete tear down versus leaving a wall or two up. Some jurisdictions look at the project differently as a remodel(1 wall remaining) as opposed to a complete tear down. Some of these concerns may be how codes are enforced on a remodel versus a tear down. Costs, architecture review boards, plans, taxes, inspections could also vary depending on what you do. Make sure you look at both scenarios before tearing it down as there may be unanticipated costs and delays