Newport Coast Structural Room Addition Remodel
Designed and Built by Sea Pointe Design & Remodel
From blueprints to final touches, it takes an entire team of skilled professionals to create a beautiful new space to meet an individual’s needs. And when building an entirely new space, you need to have the ability to literally think outside of the box. Hiring a design team and project manager with the ability to execute that vision is also a key factor in designing your unique new space. In this article, we are going to lay out the inner workings of a design/ build company along with what a customer’s journey from the first appointment to the final site visit would be like for a second-story room addition.
Should I add a room or should I remodel?
Define Your Goals
You have decided you need more room in your house, whether it be due to a new baby, a new work-from-home job or you simply need extra space in your home, but where do you begin? The first step is to break down what you are looking to achieve and to define your goals. Are you looking to increase the square footage and/ or value of your home? Or maybe you are building your forever home and want to turn it into your own personalized private retreat? Would a remodel make more sense than adding more space? What is the purpose of your home addition?
The first few questions you should ask yourself are:
- Is it going to be worth it?
- How much will the addition affect the layout of my home?
- How much space do I have for a home addition?
- Is a home addition my only option?
- Should I hire a remodeling company or a contractor?
- What permits do I need?
- Will my HOA allow an addition on my house?
The next set of considerations would be:
- How big should my addition be?
- Should I build up or out?
- How much should I plan to spend?
- How do I want the new addition to flow with my current floor plan?
- Can my home life handle a disruption due to construction?
- How soon can I start?
- Do I have a deadline?
Set A Budget
Every home addition is unique and will vary in cost. Adding a bump out or sunroom could start at $10,000, whereas a second-story room addition could range between $150,000- $500,000. Knowing these ranges can help you to set a budget while keeping in mind average prices in your area. Due to national economic factors and regional labor markets, some cities are more expensive to build in than others. Some national supply chains are still high since the Pandemic and local contractors have increased prices to account for these costs. You should also factor in non-construction related expenses associated with adding square footage to your home such as increased homeowners’ insurance premiums, higher property taxes as well as increased heating and cooling costs. Before you commit to building an addition to your home, figure out what you can afford and how much you might need to finance your project.
You need to ask questions to find the right fit, but what are the right questions to ask? There are several options to choose from when planning a home addition and we suggest pinpointing a few ideas before seeking guidance from a design & build team. Whether it be a vision board, a wish list, or some pictures you collected online, this will help you and the designer define which direction you ultimately want to go.
Since each project comes with its own unique list of wants and needs, below are a few questions you should ask when interviewing designers and contractors:
- What experience do you have with home additions?
- Are you licensed, bonded, and insured?
- Do you have any Warranties on your work?
- How long will the project take?
- How do you plan on blending the addition in with my existing home?
- What is your estimate for the project?
Do Your Homework
Not all keys fit into the same lock and the same goes for building an addition to your home. A good rule of thumb is to gather quotes from more than one company (we recommend at least 3) and to compare what you will get from each company. Some companies will require you to obtain your own materials, some might require longer build times, while some companies will include a full-service experience. Whatever it is that you and your budget are looking for, make sure you find someone you are comfortable with and who makes the most sense for your unique project.
Below is a checklist our designers at Sea Pointe give to each of our customers to help them to compare what they are getting for their money from each company they interview. We believe in shopping for the best construction company for YOUR project.
- Dedicated Interior Designer
- In-House Architect
- Integrated Engineer
- Building Permits
- Assistance with HOA
- Planning & Budgeting
- 3D Color Renderings
- Detailed Proposal & Addendums
- Design Showroom Access
- Material Procurement
The Design/ Build Process
What is Design- Build?
Design-build, also known as alternative delivery, is a system that delivers a project where the design and construction services are contracted by a single entity. The designers, engineers, architects, and project managers work as a team to listen to the homeowner’s ideas and the homeowner only has to manage one company with a single point of responsibility and accountability. Sea Pointe Design & Remodel offers all services under one roof, which in turn helps projects to run smoother as well as reduces wait times from 3rd parties.
Sea Pointe uses the design-build process to build your project so that you are aware of the complete remodeling costs inclusive of all labor and materials prior to signing an agreement. The design-build system also saves time and money while allowing for more innovation and collaboration resulting in better-built projects. Once you have found your perfect fit with a design-build company such as Sea Pointe Design & Remodel, your remodeling journey is ready to begin! Below are the steps you can expect to see from our full-service design-build company during a multi-room addition on a home in Southern California.
Sea Pointe Design & Remodel believes their client should have a layout that best suits their needs. The homeowners of this Newport Coast home wanted to refresh their entire home inside and out. This included giving the exterior a face-lift as well as creating an additional bedroom, Jack & Jill bathroom, a bonus room, and extending the back patio areas on the second floor.
With a strict HOA in place, our designers had to get creative in their plans to make sure the homeowners got the Farmhouse look they desired while adhering to the distinct Spanish style motif the neighborhood required. In this case study we are going to focus on the front-of-the-house addition which includes a bedroom, bonus room, and a Jack and Jill bathroom.
In the before images below you can see on the right side of the house a single-story structure whereas on the left side of the house is a 2-story structure. The homeowners asked us to utilize this open space to increase their square footage as well as create an entertainment space for their son. Our design team was excited and eager for the challenge and started working on the second-story space plans right away.
The first step is to gather all details of the site and when it comes to an addition, this is where an engineer and an architect will be a vital requirement for your project. In the first image below, you can see the layout of their plot of land with all structures that already exist on the property.
As Built Renderings
The next images below are the “As Built” renderings of the first and second floors showing the current layout of the home. This gives the designer the measurements to know what they are working with as well as an aerial view of the space to help create the technical specs required. For an addition of this scale, the structural engineer needed to come out to the site to view the space to ensure the project was something the designers could work with. Once they saw that the ability to build up was good to go the engineer started working on the foundation and framing plans.
Proposed Space Plan
With the help of our in-house architect, a proposed second-floor plan was drawn up to incorporate the new additions to the front and back of the house.
Proposed Second Floor Plan:
In order to connect the new second-floor additions and continue a cohesive flow to the existing house, the designers realized they would need to create a new hallway connecting the new bonus room, bathroom, and bedroom to the front of the house. Below you can see a close-up of the proposed new additional floor plan including measurements.
Close Up of Proposed Second Floor Addition:
When creating a second-floor addition, a new roof will also need to be considered into the plans. This homeowners HOA had a strict rule requiring every house to include a Spanish tiled roof, so the designers already knew to use a barrel-style roof tile in their design. Keeping in step with the existing aesthetics of the structure, the designers liked the idea of mimicking the left-hand side of the house and adding a pitched roof over the right side. Below is a rendering of the proposed new roof plan connecting to the existing structure a cohesive
Preliminary Building Section- Roof Plans:
Once the newly proposed space plans have been drawn out, the designers work with the homeowners in deciding what the final exterior look will become. They knew they wanted a farmhouse look but they were also required to keep the Spanish tile roof. They also wanted to make the house look brighter but not one solid color. The designers suggested adding some texture to the house such as brick or stone and the homeowners also agreed.
Below are the black and white elevations of the proposed space plans the designers presented to the homeowners to go over the fine details and make any updates needed before going into construction.
Proposed Northeast Elevation:
Proposed Southeast Elevation:
Proposed Northwest Elevation:
Interior Bathroom Elevations
The interior elevations are just as important as the exterior elevations. It is important to factor in things such as counter height and style. Which door and drawer style; do you even want drawers? Which wall finishes to place on the wall and where to place them?
Elevations are the blueprints for how the new layout for your project is going to be planned out. Besides illustrating the height of the cabinets you will also need to factor in where new electrical and plumbing will need to be installed as well paint color, tile, etc. Window placement is another challenge as you will need to ensure window placement goes along with the interior and exterior design. Below are elevations for the Jack & Jill bathroom and its anticipated look.
Proposed Jack & Jill Floorplan Elevation:
Proposed Jack & Jill Vanity Elevation:
Once the elevations are created, the color selection comes next. Knowing the homeowners wanted a Coastal Farmhouse look, our designers started playing around with different color options until they finally landed on a black-and-white color pallet. Since the siding of the house already had a smooth base they wanted to add texture to the house as well. They found some gray chiseled stone caps and opted to add them to the lower half of the house while lightening up the upper half in bright white paint. Adding black accents to the garage doors, window frames, and railings helped to create that pop of glamour the homeowners were looking to achieve while also matching the look of their upscale neighborhood.
Matching with the exterior, the designers brought the black and white color scheme into the interior, including pops of natural wood and accents in blue and gray. They also wanted to ensure there was a lot of natural lighting inside the new addition. While looking to match the aesthetics of the exterior, the designers strategically placed windows to go alongside the new interior layout. They also opted to add another balcony to the new addition, not only allowing for more natural light as requested by the homeowners but also add another place to sit and relax.
Below are examples of interior and exterior elevations the designers created to help show the homeowners what the materials would look like and where they will be placed.
3D Color Renderings
Once all materials are selected and the design is laid out, our designers get together with our in-house architect and create 3D color renderings of the new additions so their clients can envision the completed look prior to making any material purchases. Making decisions in advance helps to create less impact on the client’s daily life in their home as well as cutting out any delays in construction. Making change orders can also seriously impact a project’s budget and timeline. During this project, the homeowners ended up making several change orders during construction as well as adding on additional work. When you compare the completed pictures to the 3D color renderings below, you will notice how the 3D color renderings look slightly different from the final product as the homeowners realized they wanted to create a more dramatic look as well as add some texture after viewing the 3D color renderings.
Exterior 3D Color Renderings:
Interior Jack & Jill Bathroom Renderings:
**The homeowners opted to have 3D Renderings created for the Jack & Jill bathroom, no renderings were created for the additional bedroom or bonus room.
The above renderings provided the client with a complete visual aiding them in making some changes to their material selections, both inside and out. You can see where they added the chiseled stone facade to the exterior and accented the trim and wrought iron balcony railings in caviar black. In the bathroom, you will notice they changed the mirrors from square to round as well as adding 2 barn doors on each side.
Once the renderings were completed and the client approved all material selections, we were ready to begin ordering materials and start the pre-construction process.
Building Your Structural Remodel
At this stage of the process, the designers calculated the total cost for all materials and labor and proceeded to draw up the client’s final construction agreement. This included everything from the demo, drywall, flooring, lighting, plumbing, etc… everything down to the very last nail. The Sea Pointe team prides itself on having minimal unexpected costs or surprises once you enter into a construction agreement. This made our clients feel confident and happy to start their new addition with Sea Pointe.
Once the construction agreement was signed and a down payment was deposited, the designers then coordinated with the project manager assigned to their job to procure the materials needed and then handed over the job. The project manager then pulled permits and created a timeline so the clients knew when each site visit was scheduled. The PM also coordinated demo dates with our skilled demo team as well as with our preferred tradesmen. The homeowners said this really helped to keep them from getting displaced from their daily lifestyle.
The next step in the process was to review the project plan onsite with the clients, the project manager, and the designers. In this meeting, they gathered all the important details necessary to work in their home such as their kids and pets’ names, some allergy issues that were brought up as well as some info about a nosy neighbor. (You will still have your designer at pivotal construction points join you on the job site to discuss things such as tile layout and design details that may change once the materials arrive). The PM updated them on project details and gave them access to an online schedule that provided them with live updates on their project including progress pictures.
This is always one of the happiest days for our clients as they love to put on their safety goggles and see all the hard work they put in taking shape. On demo day, you can anticipate a lot of loud noises and a lot of dust! Heavy-duty plastic liners are used to enclose areas under construction which help to decrease dust and debris throughout the house. This isn’t a task for an amateur and could be downright dangerous, so always make sure to use a professional company to do your demo work. Sea Pointe takes pride in our work and our crew does a wonderful job in cleaning up at the end of each day to keep our clients safe and happy. The homeowners in this remodel said “We were so happy to have Sea Pointe create the new addition to our house. Not only was the field crew friendly but they were clean! Every day when we came home we were pleasantly surprised by how little dust and disruption we had to endure during this huge remodel. We all felt very safe and in great hands with this team, we highly recommend Sea Pointe Design & Remodel!”.
Every project is unique and has its own special timeline. Making changes throughout a project can extend timelines drastically, so making sure you have everything measured, picked out, and approved beforehand is extremely crucial in this phase. Sea Pointe has several Project Managers with their own dedicated experienced field crew they use for each project they are assigned. Using the same people on each project not only speeds up the construction process but it can also guarantee that the job will get done right. The original timeline for this project was estimated to complete within a year however the homeowner really liked how our team worked and ended up adding several additions to their contract including a remodel of 5 bathrooms, 5 fireplaces, adding a California Room to their backyard, resurfacing their pool, new landscaping and updating their outdoor BBQ area as well as several other projects throughout the house. In the end, this project ended up taking just over a year and a half to complete. There were of course several hurdles that needed to be attended to, but that is why they hired a design and build team like Sea Point Design & Remodel… to take on their huge wish list and to ease the heavy lifting off their shoulders.
And now onto the best part, the reveal!! After all the designing, ordering of materials, making sure every last detail is accounted for, we finally get to see the results of all that hard work pay off! Take a look at the pictures below showcasing the dedication put forth by the homeowners, designers, project managers, field crew and everyone else behind the scenes who helped to create this beautiful “new” home. We hope you enjoy these photos and video as much as we enjoyed creating this beautiful new home for a very happy and very satisfied family.
Exterior Home Addition and Remodeling Photos
Interior Home Addition and Remodeling Pictures
New Bonus Room
New Jack & Jill Bathroom
Enjoy this video featuring the designers behind this spectacular Whole Home Makeover from Sea Pointe Design & Remodel in Orange County, Ca.
We love our happy clients – and clearly they love us too as 52% of our business comes from repeat and referral clients. If you are looking to remodel any space in your home and are ready to talk to a design consultant, make sure to call the experts, we’re here to help you update or create your family’s idyllic sanctuary. Call us today to schedule your complimentary consultation (949) 749-5763.