Author Topic: 1 and a hlf or 2 story question  (Read 4035 times)

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Offline teacher2

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1 and a hlf or 2 story question
« on: January 02, 2008, 03:06:08 PM »
Which is more economical to build, the 1 and a half or 2 story?  The reason for asking: I met with a metal building/roofing company and was told that the 2 story is cheaper than the 1 and a half (with a 4 foot knee wall, full floor above) because of the roof span.  He said that the lower slope of the 2 story roof (less roof space) would more than compensate for the additional 4 foot to make the 4 ft knee wall a full 8 ft wall.  Does this sound reasonable?  Thanks in advance.

Offline MountainDon

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Re: 1 and a hlf or 2 story question
« Reply #1 on: January 02, 2008, 03:52:52 PM »
So you're comparing a 1 1/2 with say a 12:12 pitch roof for the headroom, against a 2 story with a lower pitch roof like a 4:12?

Yes, there will be less materials required to frame, sheath and roof the lower pitch. But not a great deal. I'd have to run numbers to see if robbing Peter to pay Paul would work out. Maybe someone else has firsthand information.

Rather than making the decision strictly on cost difference between 1 1/2 and 2 story I feel you should spend some more time thinking about what you really need, as well as what you might want in the future.
Just because something has been done and has not failed, doesn’t mean it is good design.

Offline ScottA

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Re: 1 and a hlf or 2 story question
« Reply #2 on: January 02, 2008, 04:10:05 PM »
2 story with a 4/12 roof might be cheaper but the 12/12 roof will look alot better IMO and last longer.

Offline teacher2

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Re: 1 and a hlf or 2 story question
« Reply #3 on: January 02, 2008, 05:32:48 PM »
Yes, the comparison was based on the 12/12 and the 4/12.  I, too, really like the 1 and a half with the 12/12 but we have to think about resell value.  My husband is a high school football coach and here in Texas a coach can be sent packing pretty quickly.  So the cost and resell are driving points. So what do ya'll think of resell of each of those homes?

Offline MountainDon

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Re: 1 and a hlf or 2 story question
« Reply #4 on: January 02, 2008, 06:39:02 PM »
My opinion....

There are lots of people out there, lots of potential buyers. As long as you keep it neat and tidy, don't do anything really off the wall, there will be somebody who will like it. No one design is going to appeal to everyone. As long as it's 'typical' for the neighborhood, # of bedrooms, etc. either should be okay.

OMMV
Just because something has been done and has not failed, doesn’t mean it is good design.

Offline John_M

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Re: 1 and a hlf or 2 story question
« Reply #5 on: January 03, 2008, 04:38:30 AM »
I really  like the look of the 1 1/2 story with a few dormers in the front.  I know there are some who might say that it costs more to build and harder to install flashing, but I sure think it adds a lot of character to the structure!!

You never get a second chance to make a first impression!

Here is an example of the dormers

http://www.countryplans.com/cowan.html
...life is short...enjoy the ride!!

Offline tc-vt

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Re: 1 and a hlf or 2 story question
« Reply #6 on: January 03, 2008, 07:39:06 AM »
I built a 1-1/2 story with trusses for the roof.  The trusses mean that no interior partition walls are needed for load bearing.  Having open space upstairs in nice.   But with no partition walls upstairs and the only vertical walls being short knee walls, there is very little wall space for furniture, hanging things and more importantly - windows.  Much of the area of the gable walls is taken up by windows leaving little space for furnishings.  The problem of fewer windows on the 1-1/2 story cape can be solved with the installation of dormers.  Also, whatever may be the difference or savings in the framing cost between your two different options, a big contributor to the difference in cost between the two is all the windows that will be installed on the 8 foot tall walls that wouldn't be used in the 1-1/2 story design.

If I did it again, I think I'd go for a full second story upstairs.  It looks very well proportioned, too, as in this picture:

http://www.jshow.com/y2k/listings/57.html

Tom

Offline tchad

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Re: 1 and a hlf or 2 story question
« Reply #7 on: January 28, 2008, 09:12:59 AM »
teacher2,

Did you make your decision between 1-1/2 and 2-story plans? We are leaning hard towards the 2-story, but may have to take our time finishing the upstairs due to cost considerations. That's why we like the existing downstairs bedroom in the 1-1/2 plan. Plus we're a little long in the tooth and may not care too much for stairs soon.

Decisions, decisions...

Tom

Offline teacher2

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Re: 1 and a hlf or 2 story question
« Reply #8 on: January 28, 2008, 04:11:45 PM »
No, we haven't made that decision yet, but I am also leaning toward the 2 story, mainly because of the increase of countable square footage.  We probably won't make that decision until we actually start to get cost estimates.   Like you, we are looking to have the bedroom on the first level, too.  We will extend the length of the house to 40 ft or so to accomodate the BR and a laundry room.  I would like to be able to move in as soon as the first level is finished (or just livable) then finish out the upstairs, covered porches, and garage as time and money permits.  I haven't really informed the husband of that part yet, however.  He keeps reminding me that he is a football coach not a carpenter.   I guess I should just tell him that apparently a Middle School Math teacher is a lot tougher than a football coach, since I am willing to go for it!  Could you share your pros and cons of each type?
Thanks

 

Offline glenn kangiser

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Re: 1 and a hlf or 2 story question
« Reply #9 on: January 28, 2008, 06:16:40 PM »
To me the 12/12 is a much better looking house.  The 4/12 looks like every other crackerbox out there.  Maybe a better crackerbox but the world is full of project type houses with low pitch roofs.  Just my opinion though.  Either is functional.
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Offline tchad

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Re: 1 and a hlf or 2 story question
« Reply #10 on: January 29, 2008, 03:00:31 AM »
I think the 1-1/2 is a better looking building, but we too are leaning towards the extra useable square footage. We are looking to go to 40' also. We've been fighting with pencil and paper to come up with a logical floor plan that will allow a shoestring move-in downstairs while we finish upstairs. I may go for it with the 2-story trusting I can use the plan help site to design the downstairs with a bedroom.

My hold-up right this minute is a matter of analysis-paralysis more than anything. That and the prospect of having to learn CAD and carpentry skills at the same time.

Glenn- what is the roof pitch on the 2-story Universal on the CountryPlans main page?

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Re: 1 and a hlf or 2 story question
« Reply #11 on: January 29, 2008, 05:00:23 PM »
Hello.  I've been lurking for several months, but first time posting.  Great site, BTW.  I'm planning to start building this spring and have been toying with a full-length shed dormer (possibly wrong terminology) facing west.  Are there any issues or drawbacks to consider with this layout?  Thanks.

http://www.geocities.com/gerdessa@sbcglobal.net/Slide1.JPG

Offline glenn kangiser

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Re: 1 and a hlf or 2 story question
« Reply #12 on: January 29, 2008, 06:01:00 PM »
Quote
Glenn- what is the roof pitch on the 2-story Universal on the CountryPlans main page?

As  I recall, I think John said that is a picture of the one he designed the plan off of.  It is not square  at the top for a 12/12 so I'm going to guess it's a 10/12 as it is pretty steep and seems to scale at that off of the screen.

I'm just a lowly volunteer here by the way although I've been around for a bit. d*  ;D
"Always work from the general to the specific." J. Raabe

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Offline glenn kangiser

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Re: 1 and a hlf or 2 story question
« Reply #13 on: January 29, 2008, 06:07:06 PM »
Hello.  I've been lurking for several months, but first time posting.  Great site, BTW.  I'm planning to start building this spring and have been toying with a full-length shed dormer (possibly wrong terminology) facing west.  Are there any issues or drawbacks to consider with this layout?  Thanks.

http://www.geocities.com/gerdessa@sbcglobal.net/Slide1.JPG


Welcome to the forum.

Seems that would be a bit more like a salt box in a way if it went the entire length.  I don't see why it couldn't be done.  PEG or John could probably answer that best.
"Always work from the general to the specific." J. Raabe

Glenn's Underground Cabin  http://countryplans.com/smf/index.php?topic=151.0

Please put your area in your sig line so we can assist with location specific answers.

 

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