Average Cost Per SqFt Of A Room Addition
So you have decided that you want to move forward with that new addition you have been dreaming about. One of the first questions that people ask themselves when considering adding an addition to their house is: What is the average cost per sq ft of a room addition? Which in turn leads to the question: How big of an addition can I afford? Of course there is no single answer as there are a number of factors that go into determining the final cost of a home addition, however, in this article I will explain some of the factors that will determine the final cost of adding an addition to your home. When I am done hopefully I will have provided you with enough information to at least determine a rough idea of what your budget will need to be to undertake the remodeling costs of a home addition.
For the purposes of these articles: sq ft = sqft = SF = square foot (feet); a ” ‘ ” following a number = feet; “x” between two numbers = by. Another note: none of the prices I mention here are set in stone, in the world of remodeling no job is identical to another. Also, I am a Massachusetts remodeling contractor and as such the prices that I use here might not be applicable where you live, however, the methods that I outline for determining pricing are fairly consistent throughout the country and the remodeling industry.
Please bear in mind, as far as the prices per sqft that I am giving here are VERY GENERAL. To get an accurate estimate it is absolutely essential that you have a professional remodeling contractor from your area come out to look at your individual addition project.
LIVABLE SPACE
Possible the first thing to consider that will influence the final price will be the total livable space or area that is to be added to your home. Livable space is defined as area within the structure that is habitable, i.e. has been completely finished as a heated area with flooring, wallboard, insulation, paint, etc. and is ready to be ‘lived in’. Conversely, non-livable space would be areas such as garages, decks, porches, attic area or an unfinished basement, all areas that would not be considered habitable. Of course, livable space is much more expensive on average per square foot than is non-livable space. The average cost per sqft of a home addition that uses good quality, mid-range (price wise) materials here in Massachusetts typically is between $130 to $160 per sqft for livable area such as a 20′x25′ family room addition. Now if that same addition included a full bathroom as well as the family room the cost for the bathroom area would be closer to $250 to $350 per sq ft depending on the fixtures, flooring, plumbing related costs etc. These prices that I am throwing out here will typically include a full foundation & unfinished basement space (at least here in Massachusetts), you could deduct a little if you only desire a crawl space. Typically we don’t build houses or additions on slabs here in the North East anymore.
AS SIZE GOES UP, PRICE COMES DOWN…TO A POINT
Something to keep in mind is that as your square footage increases, typically, the cost per square foot goes down… to a point. The following is a very general example. If you are considering a very small addition, such as a 12′x12′ (144SF) bedroom addition, you could be looking at per square foot costs of as much as $250 to $300. On the other hand if that 144SF bedroom was only a small part of a much larger 1000SF project the cost could be as low as $130 per square foot. Why such a cost difference you might ask. The reason is that there are minimum costs in the construction and home remodeling industry, just because a job is 1/2 or 1/4 the size of a typical 500SF @ $130 - $150 per sqft addition, doesn’t mean that it will take 1/2 or 1/4 the time to complete or have only 1/2 or 1/4 of the administrative/overhead (plans, permit, job setup, etc.) costs associated with it. Thus depending on the size and complexity of the small addition project it could, and probably will, be significantly more than $130 - $150 per sqft to have a qualified remodeling contractor complete it.
THE MATERIALS YOU CHOOSE HEAVILY INFLUENCE THE FINAL COST
The materials you choose (finish materials especially) weigh heavily on the total cost of your addition project. What type of flooring is to be used? Will the walls be drywall with a joint compound finish or will they be blueboard with a skim-coat plaster finish? How about the ceilings, textured or smooth? Would you like a standard 3068 (3′ wide & 6′8″ tall), 9-lite steel entry door (under $300) leading to the exterior or does your design call for a beautiful 6068 wood door that will cost over $2,000 and also need staining? How about the windows? Will you be using top of the line Andersen wood windows or more budget minded vinyl windows? The type and amount of trim used will also play a key role in pricing. If all you desire is painted baseboard molding and painted window and door casing the types of prices I have mentioned above would include this, however you would need to add more for a design that calls for crown molding along the ceilings, chair rail molding with wainscoting underneath in addition to the baseboard and window/door casing. If the trim is to be stained and polyurethaned instead of painted, you would need to add more for that as well.
This is part 1 of a multiple part article. In the next section I will discuss how the types of rooms that will be included in your addition as well as the complexity of your design and possible architect involvement will influence the average cost per sqft of a room addition or addition with multiple rooms. Look for the next part soon.
Here is a link to a home addition calculator for the average cost per sqft of a room addition. Please look at the numbers you arrive at using this home addition calculator in perspective with the points I have begun to outline in this article, and remember that no two projects are the same. The numbers that this addition calculator provides are very, very rough numbers. Building an addition is not the same as building a spec house in a subdivision and should never be looked at as such.
Here is another good article on building a home addition from the ‘For Your Home’ blog. And here is a funny picture of the wrong way to do a home addition from ‘Odd Planet’.
