We have a 2100 sqft 1 story 4/2 rental house in SA that is about 60 years old. We plan to remodel and move into it as our final home in a couple years. We are thinking of doing some base work in the meantime either between renters or while the renter is not there. The current renter travels a lot and is gone for a couple weeks at a time. The base work includes updating exterior and interior electrical panels and wiring (in-wall wiring to be replaced during remodel later), window replacement (most are original single pane), insulation (practically non-existent), and HVAC. This post is specific to HVAC. I'll likely be back with questions about other work as the time comes.
The current HVAC system (interior and exterior units) are at least 11 years old but in good working order. However, they will likely need replacement in a few years and if we replace them a bit early I'm not too hurt. The attic duct may not be original but it's probably 30 years old. The inside unit is in a hallway closet right next to all the bedrooms. The return is in the wall at the floor below the unit. The exterior unit is on a slab near the windows to two bedrooms. It gets direct sun until about 3PM.
Reasons for replacing and moving to attic
- Newer more efficient system and duct
- The system will be nearing end of life and all the duct work is going to be re-done anyway
- The closet is in is in rough shape (see pics) and has what looks like mildew
- Reduce noise in house around bedrooms
- Free up space for a hall closet as the current hall closet will go away when we remodel master bath. The current closet space will becomes part of walk-in shower (hopefully steam shower depending on $)
- Move return to a better location for better circulation, possibly more efficient. (this is all assumption on my part)
New location in attic
My preferred spot for relocation is on the other side of the house from current location. New location is above garage and laundry room above load bearing wall. It's away from living space so should be quieter. I assume this is best spot for it as it has structural support, the attic already decked in this area, easy access from garage attic stairs, and close to all hookups. The one gotcha is maybe too far away from living space to have efficient return location, more duct work needed.
Considerations and Costs
- New interior and exterior units - $3-$5k
- Minor structural support built in attic to put the new unit - $200
- Move exterior unit by the garage (bonus, it will be in shade all day) pour new slab and run lines. - $500
- Re-route electric, gas, water lines all of which are closer to source with new location in attic - $1000
- New exhaust vents through roof, and patch/close up old ones - $500
- Add new return location (ceiling dry-wall work) - $200
- Replace and rerun all duct - $2-$3k
- Re-mod old HVAC closet into usable hall closet - $500
- Efficiency is worse with it in the attic but most newer homes do it this way so I assume it would be okay.
- Future remodel may include hiding vising load bearing headers in the attic in a couple spots which may require duct to be re-routed a bit.
I'm thinking $11.5k at the high end to get this all done? We were likely going to spend $5-$8k to upgrade and replace in its current location so ~$3k more seems reasonable to move to the attic.
What are we not thinking of?
Is the cost in the ballpark?
How much time do you think it would take a contractor to do this?
Current A/C location in hall closet
https://imgur.com/XujFiJ8
https://imgur.com/CwrHkFm
Potential location in attic
https://imgur.com/FCg4Djq
Old duct work
https://imgur.com/L7EKcc4
The current HVAC system (interior and exterior units) are at least 11 years old but in good working order. However, they will likely need replacement in a few years and if we replace them a bit early I'm not too hurt. The attic duct may not be original but it's probably 30 years old. The inside unit is in a hallway closet right next to all the bedrooms. The return is in the wall at the floor below the unit. The exterior unit is on a slab near the windows to two bedrooms. It gets direct sun until about 3PM.
Reasons for replacing and moving to attic
- Newer more efficient system and duct
- The system will be nearing end of life and all the duct work is going to be re-done anyway
- The closet is in is in rough shape (see pics) and has what looks like mildew
- Reduce noise in house around bedrooms
- Free up space for a hall closet as the current hall closet will go away when we remodel master bath. The current closet space will becomes part of walk-in shower (hopefully steam shower depending on $)
- Move return to a better location for better circulation, possibly more efficient. (this is all assumption on my part)
New location in attic
My preferred spot for relocation is on the other side of the house from current location. New location is above garage and laundry room above load bearing wall. It's away from living space so should be quieter. I assume this is best spot for it as it has structural support, the attic already decked in this area, easy access from garage attic stairs, and close to all hookups. The one gotcha is maybe too far away from living space to have efficient return location, more duct work needed.
Considerations and Costs
- New interior and exterior units - $3-$5k
- Minor structural support built in attic to put the new unit - $200
- Move exterior unit by the garage (bonus, it will be in shade all day) pour new slab and run lines. - $500
- Re-route electric, gas, water lines all of which are closer to source with new location in attic - $1000
- New exhaust vents through roof, and patch/close up old ones - $500
- Add new return location (ceiling dry-wall work) - $200
- Replace and rerun all duct - $2-$3k
- Re-mod old HVAC closet into usable hall closet - $500
- Efficiency is worse with it in the attic but most newer homes do it this way so I assume it would be okay.
- Future remodel may include hiding vising load bearing headers in the attic in a couple spots which may require duct to be re-routed a bit.
I'm thinking $11.5k at the high end to get this all done? We were likely going to spend $5-$8k to upgrade and replace in its current location so ~$3k more seems reasonable to move to the attic.
What are we not thinking of?
Is the cost in the ballpark?
How much time do you think it would take a contractor to do this?
Current A/C location in hall closet
https://imgur.com/XujFiJ8
https://imgur.com/CwrHkFm
Potential location in attic
https://imgur.com/FCg4Djq
Old duct work
https://imgur.com/L7EKcc4