Can This Attic be Remodeled?

Home buyers in Savannah who are drawn to older homes, particularly in midtown neighborhoods such as Ardsley Park and Parkside, often think of attic space as having a great deal of finishing potential.  There are scores of great examples of attic re-do’s and likely equally as many that have missed the mark.  While I’m not an architect or a general contractor, I have found a few guidelines to share when buyers ask the question:  Can this attic be remodeled?

The first test relates to headroom.  A general guideline for considering an attic remodel is that the unfinished attic needs around 10 feet of headroom at its peak.  Code requirements may vary based on where you live, but typically around half of the finished attic living area must be at least 7.5 feet high.  Sometimes, adding a dormer is necessary to meet this criteria.  If there’s no problem with headroom, then the second hurdle would be how to improve or relocate the entrance to the attic space.  A lot of the Savannah bungalows have dedicated stairways to their attics.   However, if one doesn’t exist, a buyer would need to plan for at least a 3 x 10 foot rectangle for a standard stairway or a 5.5 square foot space for a spiral staircase.  Buyers will often sacrifice a closet to grab the necessary space.  Of course, placement will depend on available headroom.  Therefore, these two decision criteria are inseparable.

If the first two tests have positive results, then it would be prudent to ask an architect or building contractor to assess the attic floors for strength and movement.  An attic floor with a lot of “give” may need some additional joist supports, which is especially important if the attic re-do is designed to support heavy objects or furnishings when the remodel is complete.  Even if the space is destined to be a playroom, with limited furnishings or side wall built-in’s, additional joint support may be needed where the joists run for long distances.  Another architect/contractor discussion should focus on how the heating & air system will be designed for the new space.  Most remodels cannot be heated and cooled by existing systems, which usually have about 1 ton of capacity for every 600 square feet.  With all of the ductless mini-systems available on the market today, many remodelers are choosing that option.

Working with an architect will likely assure that your remodeling plans meet all building, electrical, and fire codes.  However, it is recommended that these plans be evaluated by the appropriate city or county official during a buyer’s due diligence period.  Changes, such as a certain amount of square footage of window space, might be needed.

Remodeling can be a daunting task.  However, for those of us who watch shows like “Love it or List It” or “The Property Brothers,” there’s no doubt that tackling an attic remodel can have fabulous results in both home value and functionality.