What is the estimated total cost (labor and materials), or how can we calculate the total cost, to replace existing roof trusses with a rafter and beam construction in order to vault ceilings over half of a 1498 sq ft home that has a 48 ft gable span WITHOUT removing the existing metal roof?
We are considering purchasing a home that has standard flat 8 ft ceilings and we need to get a rough estimate of the cost to vault the ceilings over the back half of the home over the dining room, living room and master bedroom to the pitch of the roof and install windows above the existing sliding glass doors in the gabled end at the back of the home to bring in more light and expand the view. The home has a fabulous view of a lake and mountains and sky beyond, but you cannot see the mountains and sky (only the lake) when you are standing up due to the low 8 ft ceilings. This estimate will be used to help us decide if it makes sense for us to purchase this home or not because we have a specific budget for home purchase that must include all desired remodel costs.
The home currently has trusses in the attic and a whole lot of them and they are not the aesthetically pleasing kind. Exposing the trusses will not help open up the view so we want to replace the trusses with a rafter and beam construction, insulate the roof, and add cedar boards over the insulation and between the rafters plus new lighting.
The vaulted ceiling will stop at the front of the kitchen counter which is about 1/2 way, or about 15-20 ft from the gabled end over the deck that faces the view. We want to replace the trusses with the rafters over the entire home even in the area where the existing 8 ft ceilings will remain, but not over the attached garage (if possible), which is attached in an L-shaped layout.
We want to do the construction in the most economical way possible to keep our remodel costs as low as possible, but do it in a structurally correct way. We would prefer not to have to remove the existing metal roof.
The home has electric forced air heating. The furnace is in the attic but not in the part to be vaulted. The heating vents currently are in the existing 8 ft ceilings in each room.
We would like the estimate to include the cost for electrical and HVAC rerouting as required.
We found this You Tube video below showing a possible method to vault flat trussed ceilings by putting sistered rafters in place before cutting trusses and then using a hydraulic jack to put the center beam in place so that the roof does not have to be removed. We would like to know the cost to do it this way and if that is the most economical way to do it.
The cost for structural engineer services has been estimated at $5,000 by a local structural engineer.
Here is a Zillow link for home interior photos, specs and location:
https://www.zillow.com/homedetails/430-N-Kokanee-Ridge-Dr-Hoodsport-WA-98548/60942901_zpid/
Here is an iCloud link for photos we have taken on site:
https://share.icloud.com/photos/0_sWNz7H64oQPhbJR7_Bc484A
Thank you.
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