Price for building a addition

[panski master]

We are thinking of adding a addition to our home next year and are wondering what the rough costs would be to do this project. We are looking at 14 X 22 upstairs and downstairs. We have a walkout so we don't have to dig for a basement only for footings. It would be a family room upstairs and a bedroom downstairs with a walkout door to our patio. I'm looking for a rough estimate on what it would cost to do this project. I would be contracting out the dirt work, concrete, framing, roof and siding, electric, duct work. The interior I would be doing like sheet rock , paint and trim. If anyone has done anything like this your tips, advice and rough costs would be appreciated. Thanks, Keith

[leechlake]

$100 a square foot is an estimate.

[huckfin]

+1 You may also want to consider reroofing the existing roof where valley will come in.

[TR21HP]

In todays market $100 s.f might be light. Since additions are usually 50% materials and 50% labor with contractor markups on each I would say $150 s.f might be more realistic. Are you acting as your own general and ordering all your materials? That would amount to some cost savings. Talk to some contractors and cost things out also get some timelines as a lot of people are busy again and their bids aren't that competitive anymore.

[amateurfishing]

our basement finish estimate was $100/sq ft in 05. we decided to do it ourselves, almost done now but we have almost spent more than that already not including carpet & trim and most of our own free labor. $100 sq/ft in metro area would be a very good deal if its quality I think

[BoxMN]

FWIW, I just did some quick math, but when we built totally new in 08, we got a 1200 foot place (2 BR, 1 bath, kitchen/dining/living area, mudroom) for about exactly $150/ foot. Nicely done but not too fancy (Marvin integrity windows, pine vaulted ceiling in main area, gas fireplace, mid grade laminate, nice hickory cabinets, etc.)

That included everything with me doing no work - including 4" well and septic, attached 28x28 garage, and a walkout unfinished basement (stubbed and ready for rec room, 2 BR and a bath), 95% furnace and central A/C, also Wirsbo tubes in slab (but no boiler), and a 12x24 cedar deck with 12x12 porch over half, and 40 stairs down hill to lake.

I think it would have been cheaper a couple years after that, and now it seems to have gone back up again as folks are getting busier. The high oil prices hit me more than expected in mid 08 (roofing, vinyl siding, excavating...). Good luck with your addition!

[Down Deep]

2 years ago I looked at doing an addition similar to your project. I pulled the plug on it when the estimated cost hit $175 . ft. for approximately 1000 sq ft. It wasn't the cost of the addition, but all the extras necessary to make it look like it was part of the house and not a build on. Part of the list was a new roof, possible new siding, custom built doors and trim to match existing, demo and structure existing reinforcement, custom windows, matching carpet and flooring, etc. And then there were living expenses when the house was useable for almost 3 months. Depending on where you live you may have to hire an architect because and and engineering report in order to get a building permit. I would also recommend hiring a contractor who specializes in additions because there will be many unforeseen problems. As with all home costs it depends on what you want to put into it.

[CANOPY SAM]

If you're going to save any significant money, you'll have to do a lot more of it yourself.

When I do projects like this I typically start by consulting with one of the big box construction stores on plans, and a punch list. Then I take their punch list and really drill down on every listed item, replacing with less expensive items, or products I can purchase on sale, or barter down prices with them.

The big box stores are happy to provide you with drawings, etc., and a comprehensive punch list of many premium priced items. They're counting on you to say, "Wow Thanks, I'll just take what you say I need!"

I've cut project costs in HALF by carefully re-tooling a punch list with reasonably priced products, and less expensive lumber. Much of what they list is often way more beefy then what you really need. They also stick you with pre-cut product at a premium price, when you could save yourself a ton of money simply cutting cheaper product to the size you need.

If I were you, but of course it's totally up to you, I would act as my own general contractor, sub out the ground work, have professionals frame it up with the materials I provide, have professionals do the wiring, and plumbing (if needed) (again with materials I provide), and I'd do everything else myself. If you can do the interior work, then sheathing, roofing, siding, soffit and facia, and finish work should be reasonably simple as well.

I've done big projects just like this for less then $50.00 per square foot, but again, I'm integrally involved in every step, and I do a LOT of the work myself, or with buddies that can help me with various steps. I help a lot of other people with various projects, so it's no big deal for me to call in a few favors from time to time.

If you're doing this project in, or near the periphery of the Twin Cities, or near any large city, you can count on paying $125-$150 per sq foot. If you're living in rural MN, and you can do a large portion of the work yourself, I'd wager you can pull it off for much less then $100 per sq foot.

[Tom7227]

The acting as your own general can have downsides as well though. I think there are a lot of tradesmen that don't want to deal with the owner directly. One friend was trying to do it and got a price for the foundation that he though was high. He had another friend who is a contractor get a bid from that person's regular subs and it was half of the first bid. I think there are a lot of folks out there who simply don't want to deal with all the added aspects/headaches of dealing with the owner. There is also the issue of timing, which can make a project turn into a mess. If you don't have a good set of subs who will show on the day and time expected it can turn things really upside down.

Another thing a lot of folks don't consider is the wear and tear a protracted project can have on your life and your family. Living in an apartment or a messed up house while the work is being done can be a real hassle.

As for a big box store specifying high end products that's to be expected. But how is the average guy to know where he can move down a notch or two without causing significant problems? Maybe you don't need a 2x10 header, you can save some dough with a 2x6, but will that be good enough?

Finally, if something is screwed up and you're your own general you've go no one to look to for relief.

I don't want to say absolutely don't be your own general contractor, but look at all sides of the equation and talk to some that have done it before you jump.

[Down Deep]

Canopy Sam makes some good points about self contracting and cutting costs with effective shopping. But anyone who can successfully pull off a home addition had a long learning curve. So before anyone takes on a job of cutting into a house and hanging a building on it make sure you are up for it as the field is full of mines and unforeseen problems. Even full time experienced contractors run into problems.

One of the reasons my costs were up to about $200 a sq ft was because it was my house, where I live. When I do a rental rehab I have whole different attitude about the money I want put into it. Point is you are going to have to live there when the sawdust settles.

[CANOPY SAM]

Agreed.

You have to know what you're doing. No question about that. But with a few good friends, and some good consult and advice, you can save a lot of money on a project like this.

[panski master]

Thanks for all the advice everyone. It probaly won't happen til next fall so I can save a few pennies for the project. I will probaly be my own general and I can sub stuff out to that I can't do. Thanks again!!!!!