You’re feeling pinched in your house; you need more space. Or, you love your house — but you still need more space. A home addition could be the solution. It’s a thought many homeowners have had over the last two pandemic years, and given the shortage of housing and skyrocketing property prices, adding rooms to residences has gotten more common than ever — even though they are some of the most expensive and time-consuming of home renovations.
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. Here’s how the prices play out, what contributes to the costs, and some tips on financing and saving money on the project.
How much do home additions cost?
Since “home addition” can encompass a tremendous variety of things — anything from a single small room to an entire story or wing — generalizing about cost is tough. Generally the size of the addition (the number of rooms or floors involved) and the nature of the addition (the types of rooms) are the key factors, along with the building materials and the types of contractors required. Other factors that often influence cost include design of the house, the surroundings and zoning requirements. Because of these variations, homeowners with two similar properties undergoing the same additions can end up with significantly different tabs.
Depending on all the above, a home addition can cost as low as $25 per square foot or as high as $400 per square foot. Interestingly, ground-floor rooms cost less per square foot than second-story rooms: $80 to $200 vs $100 to $300, according to Angi.
Online calculators can offer a rough idea of what you’re in for, but of course for the most accurate quote, you’ll need a professional builder’s estimate, customized for your particular project. Also keep in mind that unforeseen expenses may pop up, and for this reason, it is a good idea to budget about 20 percent extra for the home addition.
What affects the cost of home additions?
Getting down to cases, what variables play into the cost of a home addition?
The size and extent of the house addition
Home additions are typically priced per square foot.However, while size does matter, calculating the price by square foot alone (which is what a lot of online calculators basically do) will likely result in an inaccurate estimate. A 100-square-foot addition will not cost double what a 50-square-foot addition costs, but just increase the price by one-third.
Why? Because no matter what its size, a home addition often involves the same amount of work for the contractors, from initial design to final clean-up. Far more significant is the complexity of the project.
Basic home additions — that is, closets or bare-bones rooms with rudimentary electrical wiring — generally cost the least because they are easier and quicker to complete. Once plumbing gets involved, the cost begins to climb. And it continues to do so with each additional detail, like windows or doors or walls.The more complex or luxurious these features, plus furnishings and appliances, the higher the costs.
The house addition’s location
Indoor and outdoor obstacles need to be removed or relocated to make room for an addition, which in turn drives up the project cost. Where do you plan to build your home addition, and what’s there right now? Think about landscaping, HVAC systems, electrical wiring and even hidden features like underground pipes.
The house addition’s building materials
Most people who build home additions want the new parts of their homes to match the existing residence. So, you’ll have to pay for whatever materials were originally used to build your house — and if that means wood siding, triple the cost of vinyl siding, c’est la vie. You’ll also likely need to extend the roof to cover the addition, and this too should ideally match the original.
| Material | Average price |
|---|---|
| Paint | $25-$40/gallon |
| Drywall | $12-$20/panel |
| Concrete | $125/cubic yard |
| Steel | $15-$25/square foot |
| Lumber | $400-1,500/1000 board feet |
| Insulation | $2/square foot |
| Cement | $130/ton |
Contractor costs for the house addition
From architects and engineers to painters and roofers, a lot of labor costs, and different types of laborers, get involved in home additions. Relating to the complexity of the job, the more skilled or specialized the sub-contractor, the more expensive their services will be (think plumbers and electricians). All told, contractor labor costs make up about 30 to 50 per cent of a total budget, according to Angi. Make sure to get quotes from at least five different general contractors before you make up your mind.
Local zoning laws
Every municipality has different zoning laws for home additions, and your home addition cost could go up if you need to obtain permits and meet certain compliance standards. Water drainage, septic systems and electrical wiring are just a few examples of components that could be regulated. A qualified local builder will be able to inform you about the requirements in your area.
Home addition costs by room type
Another way to calculate costs of a home addition is by the type of room. For example:
- Simple room: The cost of adding a spare room or simple living room up to 10×10 square feet could be between $8,600 and $15,500. Increase the square feet, and the cost will quickly go up, anywhere between $17,000 and $60,000.
- Master bedroom: Because they usually have an attached bathroom and closets, master bedroom addition costs can quickly skyrocket. For a master bedroom between 200 and 400 square feet, the expense could be as low as $59,000 or as steep as $100,000. The more luxurious the project, the more money it involves; but these “master suites” recoup their cost and increase a house’s value by around 55 percent, the National Association of Realtors’ “2021 Cost vs Value Report” says.
- Bathroom: Building out a bathroom can cost between $18,000 and $47,000. Although it is one of the most expensive rooms to add or remodel, according to the National Association of Realtors, it also increases the resale value of the house by more than 50 percent.
- Kitchen: The cost of adding a kitchen mostly depends on the square footage and the price of the appliances. 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.
- Second story: Adding a second floor to a home is almost like building an entire house from scratch. The cost can run $300 to $500 per square foot, especially since replacement of the roof is going to be involved. Depending on how many rooms are being built, the total expense can easily slide into six figures.
Tips for saving on home addition costs
If you’re worried about how much house additions cost, there are plenty of tricks you can use to bring the final price of a new room down, including:
- Converting or extending an existing space, instead of a building entirely new one.
- Taking advantage of tax refunds/rebates for energy-efficient construction and features
- Using less-expensive materials: many synthetics or pre-fab materials quite convincingly sub for “the real thing”
- Avoiding fancy customizations.
- Identifying jobs or finishing touches you can complete on your own.
- Shopping around for the best interest rate on financing.
How to finance the cost of your home addition
Given how expensive home additions are, you might need to borrow to pay for the project. Even if you have the means to cover your home addition, it is smart to consider financing options. The following are some of the loans available to homeowners.
Home improvement loan:Also called a personal loan, it works like any standard loan: Borrow a lump sum, on which you have to pay interest for the repayment period that you choose. If your expenditure is not enormous and you only need a fixed sum of money for your project, you could take out a home improvement loan and repay it over a period of 12 to 60 months.
Home equity loan: This option works like a second mortgage, where you borrow money using your house as a collateral. A home equity loan has a fixed interest rate and a set repayment period, and if you itemize the interest, it may also be tax-deductible.
Home equity line of credit:Although a similar concept as a home equity loan, a home equity line of credit (HELOC) acts like a credit card, where you can borrow against it, repay the loan, and then borrow again, up to a certain limit. It also has variable interest rates.
Next steps in your home addition
If you love the location of your house but wish you had more space — or different sorts of space — a home addition may be a great option. Before you commit to one, determine the scope of your project. Think about what type of addition would be best for your lifestyle needs.
Then, secure the ideal contractor and source of funding for your situation. Shop around for the best home improvement loans. Also, look at your budget and the costs of borrowing. Don’t borrow more than you can comfortably afford, and be sure you can comfortably repay the debt.
As your project gets started, remember to be patient and keep in mind that there are likely to be roadblocks and delays along the way.
Home additions don’t come cheap — the most elaborate, multi-room projects can easily exceed $100,000. Still, they’re a lot less expensive and less hassle than buying and moving to another place. And when done right, a home addition can make a house feel brand new.
Learn more:
- The top 4 home renovation mistakes — and 4 tips for avoiding them
- How much does it cost to finish a basement?
- How much does HVAC installation cost?
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 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.
What is the cheapest way to build an 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.
Is it cheaper to build a second story or an addition? ›Building out is significantly less expensive than building up. On average, it costs between $140 to $180 to expand your home's footprint outwards. When you build a second or third floor onto your home, you can expect the costs to range from $180 to $250 per square foot.
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.
Do you have to pour a foundation for an addition? ›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.
What is the most cost effective home addition? ›
It should come as no surprise that a single-story, ground-level addition is usually the least expensive option. However, a two-story addition is often the most cost-effective option per square foot. It is important not to confuse a two-story addition with a second-story addition.
How do people afford home additions? ›Take Out a Home Equity Loan
A home equity loan is another option for homeowners to tap into their equity to pay for renovations without refinancing their entire mortgage. Unlike a HELOC, which is a line of credit that you can borrow against as needed, this type of loan requires you to take out all the cash at one time.
Framing costs anywhere from $7 to $16/square foot, and generally, is not a huge cost to remodel your bathroom.
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.
How much does it cost to build a 20x20 deck? ›How much does it cost to build a 20×20 deck? A 20 x 20 deck installation costs approximately $14,000 on average. Using more economical materials like bamboo or cedar deck boards can knock the price down. In contrast, high-end decking materials like composite decking will increase the price.
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.
A good renovation contractor will be able to expediate this process and get the permits faster. Once you've got all the paperwork in order, you can expect a project time of 2-3 months on an addition of 1,000 square feet.
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.
Adding a second story will not only increase your home's space, but it may also increase its resale value. If you have the market in mind, it's always a good idea to check with a realtor to ensure that your investment will likely translate into a higher resale price.
Is a basement or 2nd story cheaper? ›
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.
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.
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 my foundation support a second story? ›How do you know if your foundation can support a second story? The only way to be sure about the strength of your home's foundation is to hire an engineer to do a structural assessment of your home and determine what reinforcements will be needed to carry the additional weight of a second-story addition.
How hard is it to add a second story to a house? ›A. 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 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 to design a home addition? ›- 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.
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.
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.
Do large bedrooms add 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 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.