Project description
I have an unfinished attic above our two-car garage that I want turned into a proper, livable room, and I am looking for a contractor who has done full attic conversions before, not just insulation patch jobs.
Right now it is basically bare rafters, blown-in insulation that has settled unevenly, a plywood subfloor with gaps between panels, and a single gable vent that does nothing for temperature control. I would like: proper insulation between the rafters and along the knee walls (spray foam or dense batt, your call on which suits our climate better), a real subfloor topped with finished flooring — laminate or engineered wood, I am open to suggestions — and drywall on the walls and ceiling with a smooth, paint-ready finish.
For natural light I would like either a larger dormer window or a skylight; I am not sure which works better with our roof pitch, so I would appreciate your recommendation once you have seen the space. Since this room will not be tied into the main HVAC duct run, I would like a mini-split heat pump installed for both heating and cooling, sized for roughly two hundred eighty square feet. Electrical work will be needed for a few outlets, a ceiling fan or light fixture, and the line set and disconnect for the mini-split.
My budget for this first phase is modest, so I would like a detailed quote broken down by trade — insulation, framing and drywall, flooring, window or skylight, electrical, and HVAC — so I can see where the money goes and phase the work if that turns out to be necessary. Local permits will be required since this changes habitable square footage; please build that into your estimate and timeline. I can send attic access photos and rough measurements right away, and I am free for an on-site walkthrough most weekday afternoons and weekends.
Right now it is basically bare rafters, blown-in insulation that has settled unevenly, a plywood subfloor with gaps between panels, and a single gable vent that does nothing for temperature control. I would like: proper insulation between the rafters and along the knee walls (spray foam or dense batt, your call on which suits our climate better), a real subfloor topped with finished flooring — laminate or engineered wood, I am open to suggestions — and drywall on the walls and ceiling with a smooth, paint-ready finish.
For natural light I would like either a larger dormer window or a skylight; I am not sure which works better with our roof pitch, so I would appreciate your recommendation once you have seen the space. Since this room will not be tied into the main HVAC duct run, I would like a mini-split heat pump installed for both heating and cooling, sized for roughly two hundred eighty square feet. Electrical work will be needed for a few outlets, a ceiling fan or light fixture, and the line set and disconnect for the mini-split.
My budget for this first phase is modest, so I would like a detailed quote broken down by trade — insulation, framing and drywall, flooring, window or skylight, electrical, and HVAC — so I can see where the money goes and phase the work if that turns out to be necessary. Local permits will be required since this changes habitable square footage; please build that into your estimate and timeline. I can send attic access photos and rough measurements right away, and I am free for an on-site walkthrough most weekday afternoons and weekends.
Other / Miscellaneous Cash, Bank transfer
