Contractor Recommendations in DC/MD/VA?
- Thread starter K981CS
- Start date
06 DIESEL
Well-known member
Without seeing pictures I bet this will not be as simple as you would think. Can you see the framing for the opening you currently have? Is it steel framing or wood or a combination of the two? Are you as end unit or a middle unit?
Basically you are going to have to build a wall behind the door to hold up everything above it, take out the door framing completely and rebuild it to the wider opening and adding in the additional stress of the additional 1' of span.
Basically you are going to have to build a wall behind the door to hold up everything above it, take out the door framing completely and rebuild it to the wider opening and adding in the additional stress of the additional 1' of span.
BillK
Well-known member
Where abouts in the DMV ? Its a big area.
readhead
Well-known member
A lot of townhouses have steel moment frames around the door openings. Some investigation is in order to see how practical this is. Remove some drywall at the upper corners of the opening and find out what is there. Even if you are not sure what you are looking at someone giving an estimate will. Be prepared for some sticker shock. By the time the concrete, framing and exterior and interior repairs are complete that extra foot will cost many thousands of dollars. Will the HOA approve the modifications?
glentre
Well-known member
I basically agree with Diesel and Readhead that this is not as easy as it might seem. Also, suggest you try to find a relatively nearby contractor as traffic in your area can be horrendous and your quotes will reflect the expected time it will take to get to and from your job. Getting references from friends or neighbors would help.
Glen
Glen
barnee
Well-known member
I'm been trying to get contractors to build my detached garage going on 7 months now and finally had to bid out the trades and GC it myself (not paying $180K for a shell). This is a very busy and expensive area to build so I imagine this project will be 3 times higher than what's in your head and will add little to nothing to your resale price.
Hi all, thanks for the comments - indeed, nothing is ever easy so my estimate of simplicity is only relative to the builds I've seen here, lol. I live in Montgomery County, MD, so any builder recommendations nearby would be great. Nobody has attempted this in my 'hood so neighbors wouldn't be able to help, and not a lot of companies seem to offer this service except for 2-3 with mixed reviews.
Aside from that, I'd definitely get HOA approval before any dollars are spent. I should be able to get it based on what I've heard, only because I don't plan on drastic changes to the exterior, and my unit is an end unit. As for resale, I'm sure it'll change nothing, but I love the home overall and definitely won't be leaving anytime soon, so I'm fine with that.
That said, a picture is attached, seems like a mix of metal and wood frames. I've got about 3" to play with on the right side, and 7" to play with on the left. There's more space if I want to dig into a foyer closet or part of my brick facade on the front, but either would jack costs way up so maybe less than one foot will be available after all.
Aside from that, I'd definitely get HOA approval before any dollars are spent. I should be able to get it based on what I've heard, only because I don't plan on drastic changes to the exterior, and my unit is an end unit. As for resale, I'm sure it'll change nothing, but I love the home overall and definitely won't be leaving anytime soon, so I'm fine with that.
That said, a picture is attached, seems like a mix of metal and wood frames. I've got about 3" to play with on the right side, and 7" to play with on the left. There's more space if I want to dig into a foyer closet or part of my brick facade on the front, but either would jack costs way up so maybe less than one foot will be available after all.
Last edited:
readhead
Well-known member
I don't see an extra foot plus room for the tracks without getting into the wall on the left. May I ask why the extra foot is necessary? Maybe there is another solution. Without seeing the outside I could see this being 15K+ including a new door. And that is if there is no steel in the wall.
erik a
Well-known member
red61cj5
Well-known member
I think any honest contractor would tell you to leave it alone, a lot of work for no real gain
Bluedodge
Well-known member
Agreed.
06 DIESEL
Well-known member
Just by looking at the picture you are going to be reworking more than the door opening to be able to add the 1' wider door if you want to actually utilize the extra room. Also looks like you power panel is in the right side, which would need moved since that wall would need moved.
Being in Montgomery County you are in for a long, expensive road. You will be required to pull permits, which means getting a structural engineer involved as well as an architect. That 1 foot of door space is going to cost you 30K+ if I had to guess. I can rightfully say this as I have been building a project in Montgomery County since 5-14-12 and there is nothing cheap about anything in this county, especially changing the front of a townhouse.
Being in Montgomery County you are in for a long, expensive road. You will be required to pull permits, which means getting a structural engineer involved as well as an architect. That 1 foot of door space is going to cost you 30K+ if I had to guess. I can rightfully say this as I have been building a project in Montgomery County since 5-14-12 and there is nothing cheap about anything in this county, especially changing the front of a townhouse.