In Bermuda, where land is finite, there’s a lot to weigh up as you expand your home.
Whether you decide to add another storey, or extend the ground floor, you need to factor in implications for cost, structural integrity, planning approval, resilience to storms and day-to-day living.
To help demystify the process, we asked architectural designer Susan Rebello of Bermuda Home Renovation about common misconceptions homeowners face and the regulatory and structural realities that shape what is possible.
Understand your options
“Any conversation about expanding an existing home needs to start with a clear understanding of what you are trying to achieve in terms of living space and how that will improve your quality of life,” Ms Rebello said.
“From there, the next step is to investigate the site to determine how to maximise the potential for the project and meet what is allowed under the Development and Planning Act 1974.”
This involves reviewing the property’s zoning regulations to determine the required setbacks and the maximum permitted site coverage.
Once the allowable site coverage has been calculated, you then subtract the square footage of the existing structure to determine how many square feet of additional space can legally be added.
Ms Rebello explained the maths: “For example, if the maximum permitted coverage is 2,000 square feet and the existing home occupies 1,000 square feet, then an addition of up to 1,000 square feet would be allowed. However, if 500 square feet of the existing structure is to be demolished as part of the project, then the maximum permitted addition increases to 1,500 square feet.”
Form versus function
Adding a simple, box-shaped extension to the end of your house might seem like a straightforward affair, but Ms Rebello said careful thought must be given to how the new space will integrate with the existing home.
Internal flow, functionality and natural movement between rooms all play a critical role in ensuring that an addition genuinely improves your everyday livability as well as the long-term value of the property.
The presence of vacant land beside an existing dwelling does not automatically mean that it can be built upon. Constraints such as woodland reserve zoning, environmental protections and even the geological composition of the ground – whether hard rock, compacted sand or fill – can significantly influence what is feasible.
Building up versus building out
It is usually less expensive and architecturally less complicated to build a single-storey addition outward from your existing dwelling. But if you need to construct a larger addition than planning regulations would permit on one level on your lot of land, then constructing a two-storey addition might be your only option.
Structural considerations
A commonly held misconception is that you can get away with a hand-drawn sketch for smaller renovation projects.
While this might sound like a good way to avoid expensive architectural drawings, this often slows the project down and generates cost overruns in the long run.
“Constructing a second storey on an existing dwelling generally requires input from both an architect and a structural engineer,” Ms Rebello said.
“If you don’t invest in drawings that are to code at the outset, you run the risk that your project will not get built correctly which can result in expensive repairs down the line.
“You need to check whether the existing structure is strong enough to support the weight of a second storey without reinforcement, and you also need to consider the grade of the existing site.
“If your property is on a slope, for example, your contemplated addition might actually be extending downward and outward, or alternatively you might be building upward and across.”
Hurricane resilience
Because Bermuda is in a hurricane zone, there are many regulations when it comes to roofing.
“There are tables that must be followed governing everything from the screws and bolts that go into the wall plate, to how the addition is tied into the existing structure,” Ms Rebello said.
“You really need an expert to ensure that your roof is structurally sound and collects water the way that you need it to.”
Tank capacity
Another important consideration is how an addition will affect your existing water tank, particularly when building outward rather than upward, because an increased roof area directly impacts rainwater capture.
Under Bermuda’s building code, the required capacity of a water tank is calculated by multiplying the total roof area by eight.
Enlarging an existing water tank can be a costly and complex undertaking, so homeowners whose existing tanks cannot accommodate the additional roof catchment caused by an addition need to apply for a tank waiver from the Department of Health. This will be issued on the condition that a suitable soakaway area is designated to deal with any overflow of excess water when it rains.
“All of these things can influence planning permission, structural requirements, project timelines and overall cost,” she said.
“When you consider that construction costs in Bermuda are currently in the range of $700 to $1,000 per square foot – and that many projects involve architects, the Planning Department, traditional trades, specialist vendors and multiple inspections – it makes sense to engage someone who can guide you through the entire process and is familiar with every stage of the journey.”
Whether a homeowner chooses to build upward or outward, the decision is rarely about square footage alone. It is about meeting planning requirements, structural capability, budget, resilience and lifestyle needs. Careful thought, research and expert guidance are essential at every step.
For more information, visit: www.bermudahomerenovation.com or call 737-2495.
