Basement Finishing Questions

[sawtooth4x4]

The house I bought has an unfinished basement.

The walls have already been framed. I imagine this was originally done when the house was built in 1996 because the houses breaker box is built into the walls down there.

There are a few light fixtures and one outlet, which isn't placed at the right height, so I'll move it up about 6" or make it into a junction box.

There is one room I can use as a bedroom, and has an egress window. Another room could be used as a TV room or office. There as no windows in this room, i could put one in I believe, there isn't anything major outside like a gas meter. And there is the utility room, I'm just going to stick a door on it and call it good. I also have a room to use as a bathroom, there is a shower stub and toilet stubbed in already. I just need to put in the units.

Do I need a building permit to do the work to sheet rock the basement and add a few outlets?

I was reading the codes and it says there has to be R13 insulation in the walls? The walls behind the studs are the concrete foundations and they go all the way up the beams or rafters? I've never seen a basement with concrete walls needing insulation.

I can't decide if I should do a drop ceiling or sheet-rock ceiling. There isn't much that runs through there other then cable wires and the water connection for the refrigerator.

How much value do you think it'll add to my house? I would go up to 4 bedrooms, 3.5 Baths, 1 Office / TV Room/ Game Room (or Bedroom if i add a window). I currently sitting at 3 bedrooms, 2.5 baths, 3 car garage.

 

[moab_cj5]

Legally you need to get a building permit. I can't speak for the value added, but it will add some. My 2 cents on insulating the walls, DO IT! You will be very sorry if you don't (especially since the code calls for it).

 

[jeeper]

Permit schmirmit, until you get caught.. So keep it on the down low. Most people do not pull the permits, although they are required.

It will not add nearly as much value to your home as it costs to complete. (Hence, not finished by builders)

Rock the ceiling, It will look soooo much better. Dropped ceilings are a dated finish.

 

[sawtooth4x4]

Does the insulation need to be just on the walls facing outward? I wouldn't need it in any of the interior walls, correct?

I just want to make sure i'm doing it correctly.

I drew up a plan in AutoCAD already. I just need to add the wiring portion and plumbing for the water to the: toilet, shower, sink.

Do I have to use a contractor? Or is it okay to do this myself. I've done bathrooms and bedrooms before. not a big deal.

 

[moab_cj5]

Does the insulation need to be just on the walls facing outward? I wouldn't need it in any of the interior walls, correct?

I just want to make sure i'm doing it correctly.

I drew up a plan in AutoCAD already. I just need to add the wiring portion and plumbing for the water to the: toilet, shower, sink.

Do I have to use a contractor? Or is it okay to do this myself. I've done bathrooms and bedrooms before. not a big deal.

I am not a contractor, but this is what I think I know... Hopefully a contractor will chime in.

Regarding the the permit, when you go to sell your house (which most people do), you have to disclose if you did any major work without permits in your sellers disclosures. Finishing the basement is considered major work.

You only insulate the outside walls. Then you should put up a vapor barrier (plastic) between the insulation and sheetrock. This helps control condensation and minimize mold on the back side of the sheet rock.

I too would sheetrock the ceiling. I hate drop ceilings and I can fix the rock and repaint if I ever need access. It is more work but I prefer the look.

You can do all the work yourself, but if you do pull a permit, each phase needs to be inspected by a city inspector to ensure it meets code. If you hire it out, I am willing to bet the contractor will obtain a permit to cover themselves and will have more expertise on the process.

I am willing to give you a hand with the rock and framing if you need it. I don't do plumbing or electical (other than grunt labor pulling wire and such). I can help you mud and tape too if needed.

 

[Spork]

...
You only insulate the outside walls. Then you should put up a vapor barrier (plastic) between the insulation and sheetrock. This helps control condensation and minimize mold on the back side of the sheet rock.
...

I did blown-in insulation in the ceiling and walls on mine, on the interior walls I did the roll/batting insulation. You don't have to insulate the interior walls but it helps cut down on noise.

 

[sawtooth4x4]

i've been thinking about insulating the interior walls, that way I don't have to hear my kids fighting with each other. lock them in the basement and call it good.

 

[skeptic]

We went through this decision a few years ago and decided to go the full permit route. Building codes are there for a reason, mainly safety, and the entire permit/inspection process makes sure everything is good to go. Mainly though, I thought it was worth the upfront hassle and expense so when I go to sell it everything is in order. No disclosures, no surprises from sales inspection. Good thing I did, I had a friend/acquaintance who works in construction do some framing for me (dirt cheap 'cause he was out of work). Turns out the way he framed the outside walls was not to code where it attached to the ceiling due to an improper fire break or something like that. Very cheap and easy to fix before the sheetrock went up, but if this wasn't fixed and was discovered whenever I decide to sell my house it could have been a very costly oops.

We insulated the outside walls and ran more than required power/cable/phone/network lines (my house is setup a bit geeky, wiring closet with cable and cat5e runs to every room from the wiring closet), plus plenty of lighting. We also insulated the interior walls around the TV/media room just for sound insulation. The ceilings were already insulated. I'd also suggest you finish the bathroom. Not only is it convenient if you actually use your basement, but I think the ROI is quite good. Rock the ceiling for sure.

I guess what I'm getting at is I would (and did) put as much as I can afford into the basement, and do everything legally. Whether you get 100% return when you go to sell it or not, you are improving the home you live in today. Unless you plan on selling in the next couple years, just ignore the ROI. Create a space that will work best for you, while you still have a semi-clean slate think about other things like a wet bar and wired in surround sound. Have room for a pool table and may buy one down the road? Put in a heavy duty light mount centered over where a pool table may go even if you just install a regular light for now. There are things I'd do different if I had to start over, but 100% of those would be add more "these or those" not do less.

 

[sawtooth4x4]

The main reason in finishing the basement and doing some up grades else where is to get the appraisal up. and drop the home loan insurance crap we have to pay, and get into a conventional home loan.

I didn't have the 20% to put down, moving costs from ND, paying off some hospital bills, life etc. So if i can fix this house up a bit and get the appraisal up 15% I can refinance and drop that rip off insurance.

Looked into permits. It'll cost about $200 to get them. That's not much as well. I think i can write off the cost of insulation on taxes as well.

I have the plan almost finished in CAD, so that won't be a big deal either.

 

[BCGPER]

Another big reason they push the building permit is so they can jack up your property taxes. Doubling your square footage will increase your house value (in the state's eye) and you'll be paying more in taxes.

Everything in here has been good advise. I insulated all walls and the ceiling, it sure helps with noise.

 

[frieed]

One thing I'd add:

Don't tie the basement HVAC to the rest of the house. Put in a separate heater (no A/C needed in the basement) with it's own thermostat. Or just a fireplace or stove.

 

[N-Smooth]

I think finishing my basement cost around $90-100 sq/ft. I paid guys to Sheetrock, mud and sand it and we did the rest. Last I heard the return on investment for basement work was less than half but your county will probably charge you more than that in property taxes. It just depends on what type of a budget year they are having. Sad but true

 

[skeptic]

One thing I'd add:

Don't tie the basement HVAC to the rest of the house. Put in a separate heater (no A/C needed in the basement) with it's own thermostat. Or just a fireplace or stove.

Good idea. I have the basement heater vents tied into the main (only) HVAC system. By adjusting them I can get a decent temp setup, but big changes in temp mess it up and require occasional adjustment. It's worst in the spring/fall when we have those heat at night and AC when it's sunny type of days. I work from home and my home-office is in the basement, plus almost all our TV and movie watching is done in our basement so keeping the entire house comfortable is a big deal for me. Now that the basement is finished adding a second HVAC setup just isn't an option. No space in the utility room for a second HVAC unit now that is now walled in, and I would need to tear out sections of the ceiling to run new duct work... I may break down and buy temperature controlled registers, but at $50-$75+ each it would get expensive quick.

 

[neagtea]

I was at colonial lumber yesterday and gypsum products go up like 20% in jan.
Fyi,
I didn't research it out. Other than read the sign on the counter.