architect, surveyor, contracror?
We have been thinking about remodeling our 1902 Bungalow style house. I like the woodwork, big wide baseboards, crown molding, the 10 foot ceilings, generous living room size, our porch, and I have alot of sentimental value attached to this house. The major downside to our house is that it is to small for our family of four and the bathroom and kitchen layout is horrible.
We are in a flood zone (We were out of the zone, but they recently reconfigured the maps and now we are back in) The flood zone we are in has no determined base flood levels. we live in the country and our addition would be near the property line of a neighbor's cow pasture. Also because we are in a flood zone we can either bring the whole house up to flood zone codes and add on as much as we want to, or keep the house as is, and we are allowed to add on 51% of what it is valued at. We think we can keep the addition under the 51%, and do much of the remodeling on the inside part of the house, but the cost of everything totaled will be like buying a new house. It will be a major renovation requiring us to move while it is being done. What it comes down to is somebody who can tell us if this is doable and if it's worth it.
1. Who do we start with? A surveyor who can determine exact property lines, correct flood levels for our elevation?
2. Do we have a contractor come look at the house and will they be able to determine costs without any plans of what needs to be done.
3. Do we get an architect to draw up plans telling them what our budget range is, and then go to a contractor?
I have been mulling this over for two months and I would appreciate any advice! Thank you!