Real est value question. Adding bath on concrete slab for plumbing. Should I? (Page 1/2)
sourmash JUL 06, 08:24 PM
Is there a rule of thumb for dollars yielded by improvements when adding baths and beds? The house is 3 beds, 2 baths and there's about 1950 sq ft finished space. Another 1200 unfinished.

I'd like to sell it after increasing the value.
It could be 4 bedrooms in a week and 5 in a couple.

Bathrooms are the issue. I'd hafta open a trench across the floor thru the slab to upgrade plumbing. The basement is the only place for more baths and beds. I would think the current 2 baths is crappola to a buyer.
blackrams JUL 07, 08:23 AM
If, the additional bathroom's waste needs to be pushed/pumped up to get to the sewer/septic system piping, I would not recommend it. Just asking for future problems in my experience. Reference trenching that floor, if done correctly, cut, drilled, rebar into drilled points, used good quality concrete, not a problem. Just expensive. Wouldn't go there myself unless I had to to achieve a needed purpose.

Rams
sourmash JUL 07, 09:06 AM
Yeah, good considerations. The slope is proper for gravity waste/drain, and there's an undersized 2" waste drain there already (cast iron). There's also a washer branched into that somewhere under the slab and developes some constriction issue a few times per year. I pour boiled water monthly to keep it flowing now.
Hadn't considered rebar/screen replacement
Zeb JUL 07, 09:39 AM
I live in a ONE bath ranch house on a slab. If there was a cost-effective way to add another bath, I'd have done it decades ago.

In a 3 bed, 2 bath home, you will not likely see 100% return on your upgrades to 3 baths, considering how much slab work will cost. Even if adding more beds.

If you need a bigger house, move. Concentrate on inexpensive "curb appeal" projects you can DIY. If you have to pay someone to do it for you, return on investment is unlikely to be 100%.
sourmash JUL 07, 10:35 AM
I can do it all, and prefer to. Never had success with contractors.
I'm paying myself $20/hr out of the sale, so income to me will be a plus personally. Shoulda said that originally.

But maxing the value is the main reason, and all the neighboring comps have added downstairs baths.

[This message has been edited by sourmash (edited 07-07-2021).]

Hank is Here JUL 07, 10:41 AM
Are you on septic or sewer? If you are on septic you may have a hard time getting a permit to add bedrooms as the septic system may be too small for five bedrooms, unless you replace with a larger system. If you are on sewer permitting may be a lot easier.

A lot of this dpenedin gon what type of system you have and how strigent you local permitting/tax office is.
blackrams JUL 07, 10:48 AM

quote
Originally posted by sourmash:

Hadn't considered rebar/screen replacement


If you decide to trench in your basement, do not use a jackhammer, use a concrete saw. Less chance of fracturing the concrete and a much cleaner/straighter surface to drill into.

Reference rebar, think Surfside Condo. Rebar that contacts moisture will corrode, swell and weaken the surrounding concrete. Rebar must be fully encapsulated by the concrete. I know that sounds extreme but, the fact is, if you don't use rebar and use it correctly, you're just inviting the concrete to move. Seriously, if you're gonna do this, using a concrete bit, drill into the square cut slab and insert rebar into those drilled holes (ensuring the rebar is completely immersed in concrete when you do the pour), cover with a good quality concrete. By this I mean don't use Quik Crete. You want a concrete with a PSI as great as what is already there. I suspect your basement floor is probably 3,000 lb. PSI but, I'd go with 4K. Not knowing the conditions and water level at your location, use a water barrier at the bottom of your trench prior to installing that rebar and pouring that concrete back into the trench. That may or may not do any good but, it can't hurt. After you've finished your pour, edge that concrete and once it's cured, seal it with an appropriate sealer of your choice. But again, I wouldn't go that route and put a bathroom in the basement.


quote
Originally posted by Hank is Here:

Are you on septic or sewer? If you are on septic you may have a hard time getting a permit to add bedrooms as the septic system may be too small for five bedrooms, unless you replace with a larger system. If you are on sewer permitting may be a lot easier.

A lot of this dpenedin gon what type of system you have and how strigent you local permitting/tax office is.



This may or may not be an issue. Does he need a permit? Is there code enforcement there? Where I live, there is no code enforcement or permit needed in the county but is required inside the city. I live in the county.

Rams

[This message has been edited by blackrams (edited 07-07-2021).]

sourmash JUL 07, 12:30 PM
We're on a sewer and a home owner can pull permits on single family, owner occupied homes.

That washer drain clogging issue can be a reason to do this but, yeah, it's a project with some heft. Someone has done something down there before. I can see where it was either a good sized crack repair or, I don't know. There's a long patch down there for sure.
maryjane JUL 07, 02:34 PM
Is the local market appetite that much greater for 4/5 bedrooms vs the current 3 bedroom homes?

I am seeing 4-5 bedroom homes sit on the market much longer here, while 2-3 bedroom homes in the same neighborhoods get snapped up at a pretty good rate and at what I would consider high prices. (Residential pre-owned home market is beyond booming here)

How much would the additional bedroom(s) and bathrooms increase the property taxes for a prospective new owner?
2.5 JUL 07, 03:48 PM
These days seems like sellers get multi bids regardless.