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If you need more space, but you’re not ready to sell your house and trade up to a bigger one, a home addition could be the answer. Adding a room to a house or otherwise expanding a bathroom, kitchen or living space is no doubt a good investment. However, there’s a lot to consider when calculating a home addition cost and budgeting for surprises.
“It’s like a major surgery on the home,” said Dan DiClerico, home expert at HomeAdvisor, a marketplace where homeowners can find homebuilding specialists. “Oftentimes, an addition reveals issues with the integrity of the house, and it has to be dealt with.”
How much does an addition cost on a house?
An addition is a brand-new space within a home, although it often involves expanding the original footprint. They may be built on to the side of the house or as an added floor, and they’re usually open to the main area of the home.
20x20 room addition cost
Generally, a larger and more intricate addition will cost more, but the home addition cost will vary with every homeowner and home. But to give you a sense of what you can expect to pay, HomeAdvisor estimates a 20x20 room addition cost between $80 and $200 per square foot, depending on whether you want a basic addition or a more luxurious space. That works out to $32,000–$80,000 on average, but costs vary widely depending on the type and size of the addition, the materials used, and the location of your home.
When you’re planning the home addition cost, you’ll need to consider many factors, starting with the experts who will help you design and build the structure. DiClerico said the design stage should take about three to six months. If you rush this part, you may end up wasting time and energy on unrealistic project plans.
Here, according to HomeAdvisor, are some basic costs you may need to budget for:
- Designing the addition: An architect can help design the addition and ensure it matches the existing home. This can cost around $2,020–$8,390.
- Excavation, demolition and site preparation: Preparing the house for the project can cost $1,200–$4,110, depending on the work required.
- Roof: If you’re building a detached addition or adding a second floor to the house, expect to pay $80–$100 per square foot for a roof (expect higher costs if you use steel or slate materials), plus more for support beams and roof trusses.
- Ceiling and walls: Vinyl siding and trim help give the ceiling and walls a finished look. These cost between $2 and $5 per square foot. Installing drywall costs between $1 and $3 per square foot, and insulation costs about $2 per square foot to install.
- Fixtures: Each door will cost about $950 to install and about $85 to $1,400 for windows, depending on the style. Ceiling molding will add another $4 to $16 per foot. If you’re adding space to a kitchen, then you may also need to budget for electrical work, plumbing, and purchasing and installing appliances.
- Floors and foundation: A new foundation for the addition can cost $4,000–$12,400, depending on the size of the project and materials used. Inside the addition, flooring may cost between $1,500 and $4,500, depending on the size of the addition and materials used.
Before you spend any money, though, check your local government’s zoning and permit requirements, and ask your homeowners association about any homebuilding restrictions. These will dictate what you can do when building the addition, which may impact your budget.
Average home addition cost by state
| Price | Price Range | |
|---|---|---|
| Alabama | $102.00 | $79.00 - $125.00 |
| Alaska | $146.00 | $113.00 - $179.00 |
| Arizona | $110.00 | $85.00 - $135.00 |
| Arkansas | $98.00 | $78.00 - $119.00 |
| California | $150.00 | $117.00 - $184.00 |
| Colorado | $112.00 | $86.00 - $137.00 |
| Connecticut | $150.00 | $112.00 - $187.00 |
| Delaware | $113.00 | $87.00 - $138.00 |
| District of Columbia | $154.00 | $119.00 - $189.00 |
| Florida | $113.00 | $87.00 - $139.00 |
| Georgia | $102.00 | $79.00 - $125.00 |
| Hawaii | $191.00 | $155.00 - $227.00 |
| Idaho | $104.00 | $80.00 - $127.00 |
| Illinois | $111.00 | $84.00 - $138.00 |
| Indiana | $102.00 | $79.00 - $126.00 |
| Iowa | $103.00 | $80.00 - $126.00 |
| Kansas | $109.00 | $83.00 - $135.00 |
| Kentucky | $110.00 | $80.00 - $140.00 |
| Louisiana | $106.00 | $82.00 - $130.00 |
| Maine | $128.00 | $99.00 - $157.00 |
| Maryland | $142.00 | $110.00 - $173.00 |
| Massachusetts | $137.00 | $106.00 - $168.00 |
| Michigan | $114.00 | $87.00 - $140.00 |
| Minnesota | $111.00 | $86.00 - $136.00 |
| Mississippi | $102.00 | $78.00 - $125.00 |
| Missouri | $101.00 | $78.00 - $125.00 |
| Montana | $110.00 | $85.00 - $135.00 |
| Nebraska | $99.00 | $76.00 - $121.00 |
| Nevada | $111.00 | $85.00 - $136.00 |
| New Hampshire | $128.00 | $99.00 - $158.00 |
| New Jersey | $130.00 | $100.00 - $160.00 |
| New Mexico | $111.00 | $85.00 - $136.00 |
| New York | $142.00 | $110.00 - $174.00 |
| North Carolina | $109.00 | $86.00 - $133.00 |
| North Dakota | $106.00 | $82.00 - $130.00 |
| Ohio | $102.00 | $79.00 - $125.00 |
| Oklahoma | $99.00 | $77.00 - $122.00 |
| Oregon | $122.00 | $94.00 - $149.00 |
| Pennsylvania | $112.00 | $89.00 - $135.00 |
| Rhode Island | $136.00 | $105.00 - $166.00 |
| South Carolina | $108.00 | $83.00 - $133.00 |
| South Dakota | $104.00 | $80.00 - $127.00 |
| Tennessee | $102.00 | $78.00 - $126.00 |
| Texas | $102.00 | $82.00 - $123.00 |
| Utah | $110.00 | $86.00 - $134.00 |
| Vermont | $133.00 | $102.00 - $163.00 |
| Virginia | $127.00 | $98.00 - $156.00 |
| Washington | $126.00 | $102.00 - $151.00 |
| West Virginia | $103.00 | $79.00 - $126.00 |
| Wisconsin | $106.00 | $82.00 - $130.00 |
| Wyoming | $109.00 | $84.00 - $133.00 |
- pricing based per square foot for standard grade construction
Types of home additions and their costs
Additions come in all shapes, sizes and types, from expanding your bathroom or closet to adding an entire in-law suite to the backyard. Here are some popular addition types, along with cost estimates from HomeAdvisor:
Kitchen
Because just about every home comes with a kitchen, this type of addition is more of a remodel or expansion. Adding 200 square feet to your kitchen may cost between $48,000 to $95,000 on average. The high end includes upscale appliances and fixtures.
Extra room
If you frequently have guests over and there’s nowhere to sleep but your pull-out couch, then adding a guest room can give them privacy and free up your space. Adding a 12x12 bedroom costs about $11,520–$28,800 on average. A master bedroom suite costs about $21,000–$63,000 on average, depending on the size and extent of the addition.
Garage
Parking your car in a closed space is a great option when you need to protect it from the elements. Building a simple detached garage, with no plumbing or electrical work, will cost about $9,000 to $12,000. For a garage addition with living space and amenities, expect to pay $18,000 to $20,000 on average.
In-law suite
As the number of Americans living in multigenerational family households continues to rise, it’s no surprise people are customizing their homes to follow suit. “Either Mom and Dad are moving in or vice versa,” Ellis said. “You might call these ‘generational additions.’” In-law suites are usually about 600 to 750 square feet and include a living space, kitchenette, bathroom and small laundry space. Most homeowners spend between $78,000 and $135,000 for a full detached suite.
The value of adding a room to a house
According to HomeAdvisor’s 2019 State of Home Spending report, “comfort” is a top motivator for building an addition. However, you probably also want to make sure you get back the money you put in to the addition.
Here’s a general rule of thumb when it comes to building additions: “Anytime you add living space to a home, you’re going to increase its value,” DiClerico said. “But the more you spend, the less likely you’re going to recoup the entire home addition cost.” Here’s what you might be able to recoup at resale:
- Bathroom addition: 53%
- Master suite addition: 63%
- Two-story full addition: 65%
For example, say the master suite addition cost $130,000 to build. When it’s time to sell, if you recoup 63% of the cost, you might be able to add $82,000 to your home price. You likely won’t get back the other $48,000 you put into the project. However, consider the value of what you’re getting out of the home while you live in it. That’s the comfort you’re getting, or the “lifestyle value,” Ellis said.
Tips for keeping home addition costs reasonable
When you’re planning your budget, “the more specific you can be, the tighter the estimate will be,” Ellis said. Use a bid sheet that lists all the details of your project, including the size of the addition and the materials you want to use. Ask two or three well-reviewed contractors to prepare bids. The cheapest option isn’t necessarily the best. Go through all the details and check what you’re getting for the costs involved.
You should also check whether your homeowners insurance and tax bill will rise as the square footage of the home increases. Contact your insurer and your local and state tax revenue office, which can help you estimate these costs.
Follow these steps to try and keep house addition costs low or, at least, prevent them from getting out of control:
- Before you hire a contractor, get the budget and expectations in writing. If you incur unexpected costs, you can go back to the agreement and discuss issues with the contractor.
- Ask about the contractor’s policy for making changes mid-project. Try to avoid these because they increase costs. However, if you need to make adjustments, you’ll then know what to expect.
- Ask whether your contractor’s project management software allows you to follow along the process and keep tabs on the budget.
- Check out companies like Renovation Angel, which salvage appliances, cabinetry, countertops and other pieces from luxury homes. They’re “usually in perfect working order and sold for a fraction of the original cost,” DiClerico said.
- Build a contingency budget into the project in case things go wrong. Experts estimate you should set aside around 10% to 20% of the total cost of the project for this purpose.
Disclaimer: The above is solely intended for informational purposes and in no way constitutes legal advice or specific recommendations.
FAQs
How much is a 10x12 room addition? ›
A 10x12 room equals 120 square feet, multiplied by $125, yields a total estimate of $15,000. In most cases, that amount above will likely be in the ballpark of where the actual cost will fall for most room additions are most likely the same as new construction.
How much does it cost to add 1 000 square feet to a house? ›It's common for second-floor additions to cost $150,000 to $200,000 for an additional 1,000 square feet of space. A top-rated remodeling pro can help.
What is the cheapest home addition? ›Finishing a basement, attic, or garage is one of the more inexpensive ways to add a room to your home as you won't need to add a foundation, roof, or structural elements.
What is the average price to frame an addition? ›| Item | Unit Cost | Line Cost |
|---|---|---|
| Material Cost | $21.50-$38.80 | $4,300-$7,760 |
| Labor Cost (structure) | $35-$65 per hour | $770-$1,950 |
| Labor Cost (roof) | $7-$9 per sq.ft. | $1,400-$1,800 |
| Total Cost | 32.35-$57.55 | $6,470-$11,510 |
The average cost to build a 12×12 room is $18,432 at $128 per square foot.
Is it cheaper to build up or out? ›Building up is always the least expensive option for increasing your home's square-footage because it requires less material and labor.
How much does it cost to add a bedroom and bathroom to a house? ›The cost of adding a master bedroom and bathroom to your home can vary. Most homeowners spend around $62,500 on this project, but the cost of this addition can range from as low as $25,000 to as high as $100,000.
What is the cheapest way to add square footage to a house? ›Finish an Attic
Take advantage of an unfinished attic to add livable square footage to your home—often the most cost-effective way to gain valuable space.
Although it's generally cheaper to add a ground-floor addition to a house than to build a second story, many people find living in a two-story house more practical.
How do I lower the cost of an addition? ›- Cost saving Idea 1: Involve a Home Builder or General Contractor in the design phase. ...
- Cost saving Idea #2: Top-up versus extension. ...
- Cost saving Idea #3: Keep existing brick cladding for main level intact and Exterior finishes. ...
- Cost Saving Idea #4: Basement refinishing and Renovations.
How much do additions cost in 2022? ›
Adding a room, either as a bedroom or a living room, is the most common home addition cost. The average home addition cost of a 20×20 home addition will fall somewhere between $80 – $200 per square foot. This means that the average home addition cost will be anywhere from $32,000 – $80,000 per square foot.
Is a home addition worth it? ›Great High Cost-Value Ratio
It is typically cheaper to build an addition than to buy or build a new home that equals the space of your existing house plus an addition. At the very least, the closing costs involved with selling your old house and buying the new house would push this option over the top.
Framing costs anywhere from $7 to $16/square foot, and generally, is not a huge cost to remodel your bathroom.
What is a bump out addition? ›A bump-out is a minor addition to a house that increases its total square footage but doesn't reach the scale of a full addition with multiple rooms. A bump-out can be as small as two or three feet that push out the side of the house, or as large as a single room.
How much does it cost to frame a 1500 sq ft house? ›Share: The average cost to frame a house ranges from $7 – $16 per square foot1 or $11,200 – $48,0003 for homes between 1,600 and 3,000 square feet.
What is the best foundation for a room addition? ›Of these, the three most common are: The post and beam foundation. The most affordable foundations are pole and beam foundations (also pier and beam foundations, or pole and beam foundations), which are most suitable for sunrooms, screened porches, and living room additions.
How much does it cost to build a 20x20 bedroom? ›Most homeowners spend between $42,000 to $88,000 to add a 20×20 room addition, with an average cost of $65,000. Building a 20×20 room addition can give you the extra space you need in your house, and it's a lot cheaper than buying a new home. Most homeowners spend from $42,000 to $88,000 to add a room of this size.
What is the average bedroom size? ›Standard Bedroom Size
The average bedroom size is about 132 square feet while there are bedrooms much larger than even 144 square feet. The basic guideline to bear in mind while allocating space for a standard bedroom is that it should measure at least 120 square feet to comfortably accommodate a full-size bed.
Generally speaking, building up tends to be less expensive than a basement. That said, not too long ago, lumber was at an all-time high and basements were the better option. Check with your builder and they can advise you on the pros, cons, and cost of each.
How to design an addition to your home? ›- Consider Why You Want More Space. You love the neighborhood and the location of your home, but your house is getting a bit cramped. ...
- Check for Obstacles and Zoning Regulations. ...
- Choose the Style. ...
- Create the Plans.
What adds more value to a home bedroom or bathroom? ›
According to Opendoor's data, adding a full bathroom can increase the median home value by 5.7% on average, which is a dollar increase of about $17,638. We define adding a full bathroom as converting existing space to include a shower, sink, and toilet.
Does adding a bedroom and bathroom increase home value? ›More often than not, adding a bedroom increases the value of a home for when you sell. For every bedroom that's added to a home, expect the price of a home to go up between $30,000 and $50,000.
How much value does adding a full bathroom? ›In general, a bathroom can increase your home's value anywhere from 10-40% depending on the quality of the bathroom and its updates.
Can you add an addition without foundation? ›Unless you're building up or bumping out, every addition requires some sort of masonry foundation dug down below the frost line so it won't get pushed around by freezing temperatures.
Is Zillow accurate for square footage? ›How accurate is the Zestimate? The nationwide median error rate for the Zestimate for on-market homes is 2.4%, while the Zestimate for off-market homes has a median error rate of 7.49%. The Zestimate's accuracy depends on the availability of data in a home's area.
What is the cost of built up in 1200 square feet? ›So the carpet area of 1200 sq-ft house will be 1200*75/100= 900 sq-ft. Hope this makes sense. Built up Area is the carpet area plus the thickness of outer walls and the balcony.
How long does it take to add a floor to a house? ›The amount of foundational work needed, the weather, the availability of materials (a significant issue in 2021), permitting, and change orders are just a few of the factors that affect how long these projects take. But for a full second-story addition, six to 12 months is the typical range.
How far can I extend my house? ›Under permitted development for a detached house, you can extend up to 4m under permitted development, and up to 8m under the larger home extensions scheme / prior approval.
Can a ranch style house have a second floor? ›Adding A Second Story To A Ranch House
Ranch houses tend to be the most common type of housing that people want to add a second story to. It's easy to see why as ranch houses are traditionally single-story homes, and adding a second story can double your living space.
- Home equity line of credit. ...
- Home equity loan. ...
- Cash-out refinance. ...
- Personal loan. ...
- Personal line of credit. ...
- Credit card. ...
- Cash.
Will construction costs go down in 2023? ›
Construction input costs rise
The coming year will probably bring selective reductions in materials costs and supply chain bottlenecks, Simonson said, but despite some easing for builders, he still expects that construction input costs are likely to continue rising more than overall consumer prices.
Splurge only on those things you truly cannot live without. However, don't skimp on structural components or doors and windows — for the safety and security of your home, you'll want to purchase the best you can afford in these areas.
Is it cheaper to renovate or add on? ›As a rule of thumb, renovations are often less expensive than building new.
Why do additions cost so much? ›The cost doesn't just come from the ZIP Code. Due to demand, high costs of living, and high operating costs, the cost of materials and labor is higher. The lowest cost home additions will be simple projects. An easy addition will only require a single connected opening between the old part of the house and the new.
Are additions expensive? ›The cost of a home addition typically ranges from $21,000 to $74,000, putting the average project right at $46,000. But really, you can expect to spend anywhere from $5,000 to $150,000 depending on the type and size of the addition, the materials used, labor and your location, according to HomeAdvisor.
What do I need to know before building an addition? ›- How would you design your house if you were building it new? ...
- Will the addition add value to your home? ...
- Is there a lower-cost way to get what you want? ...
- Are there any zoning restrictions to consider? ...
- How will your addition tie into the house?
Although choosing to move or remodel is more than just a financial decision, the answer is clear -adding onto the existing house beats out moving from a dollars and cents perspective.
Are additions a good investment? ›– Home additions can increase home value by as much as 10% or more of the homes overall value, depending on the type of addition and its location onto the home. Kitchen and bath additions get the most bang for the buck spent on an addition.
What is a realistic budget for a bathroom remodel? ›On average, bathroom remodels cost about $10,000. The most budget-friendly remodel can be done for $2,500, while high-end projects can be upwards of $30,000. The cost will vary depending on the scope. NOTE: The beginning half of 2021 has seen an unprecedented labor shortage as a side effect of the COVID-19 pandemic.
What is a reasonable budget for a bathroom remodel? ›A bathroom remodel typically ranges roughly from $6,000 to $16,000 with a national average of $10,788, or about $70 to $275 per square foot, according to the latest data from home-improvement site Angi.
What is a 3 4 bathroom? ›
As opposed to a traditional full bath, a three-quarter bath is usually characterized by an efficient combination of standing shower, sink and toilet. This simple but useful design is often used for guest bathrooms, and it can add tremendous utility and value to your home.
How long does it take to add a room addition? ›Depending on the extent of your project, the construction phase could range from 12-18 weeks and will include: Exterior demolition and/or foundation installed. Framing and interior demolition to prep for rough mechanical work. Rough mechanical work, insulation, drywall, roofing & siding.
How much does it cost to add 1000 square feet to a house? ›It's common for second-floor additions to cost $150,000 to $200,000 for an additional 1,000 square feet of space. A top-rated remodeling pro can help.
Can you build an addition on a concrete slab? ›Forming a concrete slab for an addition is a critical step in the building process. Pouring a concrete slab for your new home addition can save you money if you do the job yourself. Forming the concrete slab is the most important part of the task, making sure it is level and has a solid base.
Does framing a house include the roof? ›The cost of framing typically only involves building the wall or roof frames. You will also need insulation, utilities, sheetrock, exterior sheathing, and wrap to finish the job.
What will lumber prices do in 2022? ›October 2022 lumber prices are up and down.
For EWP (I-joists and LVL), there's talk of another decrease in price, however, we believe a new “normal” will be prices much higher than what they were two-three years ago and doubt they will ever fall again to those pre-pandemic price levels.
How much does it cost to frame and drywall a room? The cost of interior walls framed with drywall can range between $20 to $30 per linear foot. However, this estimate does not include other costs such as drywall screws, joint compound, and joint tape.
How much does it cost to add a 10x10 bedroom? ›The average cost of a bedroom addition is $200 per square foot. However, this number varies depending on whether you're building a new structure onto your home or converting an existing space. A new space will cost $150 to $250 per square foot, while a conversion can cost anywhere between $80 and $400 per square foot.
How much is a 10 by 10 addition? ›For a standard, 10×10 kitchen with low- or mid-range appliances, the cost can be $25,000 to $43,000. Luxury kitchens with high-end appliances can cost as much as $100,000.
How much does it cost to make a 10 by 10 room? ›The total construction cost for a fully furnished one-room 10?? 10' is around Rs 182700, this total cost includes the cost of building construction, plastering, PCC flooring, tile flooring, electrical fitting, plumbing, painting putty, and water and sanitization.
How much room is 500 square feet? ›
In an apartment, that may mean measuring the bedroom, bathroom, kitchen and living area all separately. However, the basic dimensions of a 500-square-foot space are 25 feet by 20 feet.
How much would it cost to add a bedroom and bathroom to a house? ›The cost of adding a master bedroom and bathroom to your home can vary. Most homeowners spend around $62,500 on this project, but the cost of this addition can range from as low as $25,000 to as high as $100,000.
Is it worth adding an extra bedroom? ›Based on our data, we found that, all other things being equal, your home value has the highest increase when adding a second or third bedroom. The data also shows that adding up to a 3rd bedroom can have an average increase of 6.2% for the median home. That's an estimated dollar increase of about $19,813.
How many square feet is a 20x20 room? ›How many square feet is a 20x20 room? The square footage of a room 20 feet wide and 20 feet long is 400 square feet. The square footage is found by multiplying the width (20 ft) by the length (20 ft).
How do you calculate addition? ›The addition formula is the statement that shows an addition fact and is expressed as, addend + addend = sum. This can be understood with the help of the example shown in the figure given below.
How much does it cost to add a living room? ›The national average cost of standard room addition is $42,000, but you can expect to pay $21,000 to $64,000 or more, depending on your location and the size of the room. You can also add more unique shapes to your living room to make it lively and more appealing.
Is 10x10 bedroom small? ›A 10x10 bedroom is on the small side, so you may be wondering what size bed will fit best and how you can arrange your other furniture to maximize the space.
Is 500 square feet enough for 2 people? ›500 Square Feet:
500 square feet of space gives a single person more space to comfortably live. With 500 square feet of space, you can comfortably have a king-size bed in your room, an attached bathroom, a separate kitchen, and a cozy living room.
16x32 House -- 1-Bedroom 1-Bath -- 511 sq ft -- PDF Floor Plan -- Instant Download -- Model 3D.
What does 600 square feet look like? ›So what does 600 square feet actually look like? If you can't quite visualize how big 600 square feet is yet, no worries. Six hundred square feet is about the size of a standard three-car garage that has enough space to park the cars and walk around comfortably.