I plan on construction an addition to my existing house in the near future and I’m trying to get a rough cost for planning purposes. (How many threads started this way…)
I live in a suburb of Boston (25 miles from the city). The addition would be approximately 29 x 29 feet, two stories. The first would have a new mud room and 1/2 bath/laundry and a 2 car garage. The second floor would have a bedroom w/closet, master bedroom, mater bath and master closet.
I plan to locate the new master bath near the existing 2nd floor bath to minimize the plumbing and the laundry would back onto the existing kitchen to minimize that plumbing as well. As far as interior details, blueboard/plaster walls, oak flooring, in bedrooms, tile in bathroom. The master bath would have a shower stall, 2 sinks, toilet. Windows would be stock Anderson sizes. Exterior to have wood shingles and 25 year arch. roofing shingles.
Any thoughts on a rough order of magnitude cost?? Go easy, I’m new here. 🙂
Replies
You might try this online calulator.
http://www.costestimator.com:8080/consumer/index.jsp
Thanks, Bill. That does give a rough estimate. I'd welcome anyone else's opinions.
Are you planning to sub it yourself or hire a GC to handle everything? Also, what is your desired level of the project, i.e. high end house, nice but with a focus on cost, etc. Are you adding on to a 3 million dollar house or a $500k, that will determine the range of costs.
Also, how much if any of the work do you plan on doing.
Edited 4/11/2005 4:10 pm ET by DDay
DDay -
My existing house is approx. 1800 SF, approx. selling price is $425k on the market. This addition is significant (increase of 900 sf of living space + 2 car garage).
My thought at this time is to have a GC do all the work. My wife and I have done other projects in the house using subs (bathroom, most notably). But this is a large project and I'm trying to be smart about it. So I guess I'm looking at not doing any work myself, unless the costs force me to. If I did do work myself, it'd probably be finish carpentry that would not delay using the rooms...
$425K/1800' = $236/' (Sales value)
$236 x 70% = $165.20/' (Ave construction cost)
900' BR x $165.20/' x 100% = $148.7K
900' Gar x $165.20/' x 66% = $98.1K (Kitchens would be x 150%)
$148.7K +$98.1K = $246.8K
Now that's a fine example of a Scientific Wild Azzed Guess. And it means just as much as all the other "Estimates" You've received here. (Adjust %s to fit your area, or to get the answer you want.)
Ballparks.
But, the more ways you can look at the problem, the better.
Read these two threads, What are the benefits of the SCA? and SCA's. Create your own HO's SCA before you put this out to bid. Give the GCs the Scope part of the SCA. It will really make your life better.
SamT
Pardon my stupidity, but SCA stands for....
http://forums.taunton.com/n/mb/message.asp?webtag=tp-breaktime&msg=56552.4u might also want to check out the UBuildit threads
bobl Volo, non valeo
Baloney detecter
OK, I got it. Specifications & Cost Analysis.
When I did my bathroom, being the engineer that I am, I did a detailed scope of work for each trade (we were the GC, essentially) and what they had to provide versus what we were providing (we supplied the cabinetry, tile). I had some sketches of the work, but the bathroom configuration did not change, just a demo to the studs remodel.
This worked out real well, because there was some extra work done that was clearly outside of my original scope (like when we had to repair those 3 floor joists that were cut to fit the plumbing in...) that we paid for over and above the original estimate.
I plan to do the same for the addition and plan to do relatively detailed plans to ensure that bidding contractors are basing estimates on the same information (good information, that is).
J, as a VERY rough idea, figure your first floor square foot costs in the range of $75 to $125 a square foot, and your second floor space at $150 to $250 a square foot. That gives you a ballpark of $125k to $180k, and even that can swing in either direction, especially upward, depending on your design and choice of finishes. Do you have a design yet?
What town are you in? There are several guys here who may be able to help you out with finding a GC if you want help.
Welcome to the board, BTW.
Mike
Mike -
Thanks for the reply. Just out of curiosity, why is the 2nd floor price significantly higher than the first? Is that to account for the roof structure and roofing material?
I don't have plans yet. I've been working on the floor plan and have something I'm pretty happy with. I need to have an architect review them before I proceed with more detail. (I'm trying to do much of the planning/designing myself).
Given those prices, I just may be doing the GC and some interior trim work myself. We plan to do a kitchen remodel along with the upgrade, which will run $25-$30k probably. (Nothing fancy, no granite or solid surface, Sub-Zeros, etc.) Adding site improvements like a new driveway, etc., the price is starting to scare me...
The second floor is more because it is a finished room, the first is mostly a 2 car garage, so a poured slab, no hardwood, tile, finish trim, and just a textured skimcoat plaster so its much less than a liveable room.
u will likely need a plot plan for the building permit
bobl Volo, non valeo
Baloney detecter
I am doing something similar here in MD, just outside of DC. My house is a brick front ranch with a walkout basement in the rear. Adding a garage on the basement level and a new master suite and laundry area on the upper level.
I too tried to draft the plans, but the county permit office needed more detail. Contacted an Archy that guarantees his drawings will pass the permit process. The drawings cost $2K because there was little to design as we are matching materials and elevations.
My first bid was $190K. My current GC is working with me to keep costs down and the ceiling is $150K. We shall see.
If you are on well and septic, don't forget to factor in upgrades to those systems. The Health Dept may require it, as mine did...need a new drain field. Good luck.Frank
Thanks for the info. Sounds like a similar addition.
I will try to complete as much as the plans as possible. I'm a structural engineer by profession, so the structure part is OK. I plan to have my lot surveyed as well as grab some topo for elevations, etc.
I may be able to obtain building materials at cost through my uncle who owns a lumberyard and cabinet business (I hope, I hope!) which will help with cost. Although I realize that this may be an issue with some GCs.
Alright! You are way ahead of me! Lousy drafting software did me in...lol!
Given the price of materials, does your uncle want to adopt?Frank