Your Basic Houselift

To evaluate different schemes, I need to break the project into elements:

Basic houselift (don't include breezeway) - new kitchen, new baths, new floors, new roof, extend garage. Remove popcorn ceiling. Add electrical outlets, fixtures. Run gas line, remove oil tank. New windows and doors. Basic site cleanup--new front path/steps. Repair porch. Paint inside and out.

Trees Room - minimal to grand, we need to construct around the breezeway

Master Suite above garage - deduct garage roof from Basic. Includes stairs and new roof.

Enclose front porch - deduct repair porch from Basic.

Extend BR3 into west yard

Extend kitchen/dining into front yard

Finish basement as wine cellar. Includes spiral stair.

Skylights, light wells, sun tunnels.

The goal is to have an arguably believable budget number for these things and balance that with an arguably believable value add. Let each project proposal stand on its own merits.

Houselift
Extend the garage, bring the main house up to minimum standards. The breezeway is covered under Trees Room.

• Demolition - Remove 2342 SF of asphalt shingles. 35 SF brick veneer. (2) 8x7 wood garage doors. Scrape 432 SF popcorn ceilings. Remove greenhouse window. Remove 5 upper, 7 lower kitchen cabinets. Heavy spa tub. Demolish greenhouse. 1040 SF hardwood. 7 SY carpet (leave BR3). Remove oil furnace, electric water heater. Remove coffee makers. Remove side windows from MBr and Br2. Remove Ba3 window. Remove 244 LF of gutters, 8 downspouts. Remove 5x10 shed.
• Permit fees, engineering. Already spent $480 on Cross, $3008 on GeoDimensions. Structural for garage door header?
• Foundation - New footing, slab at garage extension: 168 SF (3.5 CY)
• Framing - 21LF of walls at garage extension, 17' Parallam header $250. Misc interior partitions. Strengthen floor, repair 50 SF porch.
• Drywall - Entire garage 512 SF (8' high) + 400 SF ceiling. Misc interior partitions, fill in doors/windows.
• Finish Carpentry - New trim 13 interior doors. Baseboards 277 LF.
• Siding - Repair existing wood, patch window holes (2 @ 12 SF in MBr, Br2), Kitchen, Ba3.
• Plumbing - Re-do line of Ba3 sewer. New toilet, shower, sink in 3 bathrooms (repositioning in 2 or them). New kitchen sinks in new locations. Install gas on-demand system. New hose bibbs. New gas line from street to wtr htr, furnace, range, fireplace. Water line to refrigerator. Laundry hookup in new location.
• Electrical - Move main panel, service entrance. Yard electrical. Remove spa? Electric vehicle charging? Remove electric range. Overhead lights x 3.
• HVAC - new duct for dryer vent. New gas furnace, or hydronic?
• Finishes - (3) tile shower surrounds - interior paint 9 rooms (4200 SF @300 SF avg walls per room). Exterior 1630 SF. Paint garage floor $900 (half for labor). Flooring: Ltwgt conc with hydronic heating? or Hardwood.
• Insulation - Really insulate the house, seal the air infiltration. Vent the attic (without the tiny gable vents).
• Roofing - 2342 SF - standing seam metal? $10.68/SF=$25000. New gutters? 212 LF, 8 corners.
• Doors - New garage door (Clopay Avante or sim, 192x84) $5000. New entry door (see Trees Room). Doors in BR2 to match others. Doors in BA2, Laundry, etc. New closet doors in MBr, Br3. New door Ba3. New ext. door Br3.
• Windows - New insul. MBr, MBa, kitchen, BR3, Ba3--5 @$200=$1000.
• Equipment - New furnace (or hydronic boiler), on-demand water heater, Range, Refrigerator, Dishwasher