All Forum Posts by: Jim Adrian

Hire an architect as you will need their assistance with ADA, its not straight forward as you thing.  Yes you will have to sprinkle the attic.  Remember you are no longer making a house but rather a conmerical / institution with sleeping units. You will have to follow the 2012 IBC penrfing current codes.  The cost per sq ft seems a little high but location will drive cost. I would stay at the $350sf price.

Contractors tend to make spaces too small and non functional to increase profit and or lack design knowledge.

I would build modern style... Less is more! Geothermal heating, sustainable, boxy but sleek, flat roofs, metal panels.... 3 car garage, 3800 sq ft or so..

You will need plans for permit for sure.  Call the local building dept and ask them. This may be online as well.  Because its a house you won't need an architects deal in the drawing but its money well spent to get an architect. They are abke to space plan better than a contractor. I would budget $75/100 per sq ft. Arch fees around 8% of construction cost. 

I have American Modern its part of American Family ins for my rental. I have EMC for other ins.

Look on the county accessor website.  Most counties now have gis maps where you can search my finding a known address near by to find your property uou are after.

I would do it!  For the $800-1000 for the window and egress window well, its worth the money.  Now you can have a legal 3rd bedroom when you add a closet.   I have a 2/1 and  I wish had an egress window in the basement. It would bring me another $200 a month rent if had it.  You need 5.7 sq ft of window opening area to meet code.  The bottom of the window can not be higher than 44" above the floor.  You may need a ladder in the window well if you are deeper than 44".  This info is from IBC (Commercial) 2009 section 1029.  Verify with current local codes and the IRC (Residential). 

I have a walk-in closet that is about 6x5 and it gets really cold due to no air movement.  I agree with Michael as well.  If you can leave the door open or leave on a light in there will help. 

Are you sure its drywall dust?  It could be efflorescence on the grout from too much moisture.  This would look like a whitewashing.  This is common on brick and masonry walls on buildings but can happen to tile grout as well.    If you had water sitting on this spot it could be calcium deposits (hard water)  as well.     You need a muriatic acid cleaner for this.   Below are 2 links  on a google search.  I have not used the products.

http://www.homedepot.com/p/Klean-Strip-1-gal-Green-Muriatic-Acid-GKGM75006/202690263

http://www.menards.com/main/paint/cleaners-thinners-removers/paint-stain-cleaners/water-based/sunnyside-muriatic-acid/paint/solvents-cleaners-removers/strippers-removers/sunnyside-muriatic-acid-1-gal/

You could always re-grout the joints in that area.

Your big problem is the subfloor.  You need to replace the sub floor and start over. Sorry!   

Standard kitchen counter tops are 34" or 36" tall.  A bathroom vanity sink is typically 30" tall.   From the pic the counter looks short which may be the real problem.  You will still have the same problem with the Danze faucet as the valve is only +/- 3" above the counter.  This the same distances at the existing faucet handle or lower.  I see a new counters in your future...