I understand that this is an open ended question with probably lots of "it depends" variables, but I don't have much experience with building and thought I would toss this out. We want to hire someone to add approximately 700 sq feet onto the back of our home. Our house is modest size with the back exterior being 35' across. We would like to extend 20 to 25' feet out and create two evenly proportioned rooms with three windows total and a back sliding patio door. We want electricity of course, but no bathrooms or other plumbing. My question is: can anyone provide a ballpark estimate of the cost of having that done? I'm picturing a slab for a foundation and would like a fairly seamless continuation of the siding and roof. We are going to get some estimates and were hoping to come in at 20K or less. Does that sound reasonable?
Hate to tell you but no. Will be more like 5x that. I base this on a back room that was destroyed by renters (walls kicked in etc). Rebuilding the damaged 12x13 room to a code spec bedroom started at 40,000$ and went up. We opted for the sunroom and are quite happy with it.
What you may be able to do for near what you have however, is called an 'enclosed porch'. Depending on your climate, these can be quite suitable for year round or near year round use. In my area, (Norfolk VA), it's a bit too chilly to use that enclosed room in winter unless we leave the door to the main house open and pay quite a bit extra in heating costs. Summer though, a small portable AC is fine. They do what is called '3 season' sun rooms here. There are 4 season ones as well but I don't know what sort of prices pertain.
I did not go with the lowest bidder, but instead a somewhat pricier one of excellent reputation locally. I had existing roof and slab and needed only
2 walls rebuilt plus a footer extension to new code specs. As I had a rip out issue (which you do not apparently) there's some variation here in pricing which you will not have. The rip out was about equal to laying a slab had there not been one (mold damage, significant so special work and disposal applied).
Lower bidder- 7,000$, High 12,500$ one used: 10,500$
12x13 room. Estimates to do the whole back porch (29ft left is still fully screened and open to elements which we like), 17,500$ total but we didnt have the extra 7,000$ (no rip out issues to rest of porch, only 1 wall and a small corner part).
Based on this experience, it may be do-able at your price, but with a sunroom enclosure. Privacy curtins .
A neighbor has a unique one. The house design is close to ours with an extended roof. They made 3 interconnected rooms, with the center one being a hot tub/bathroom. They used a smoked glass on that part. The corner is a library/extended family room (same as us). The center is a hot tub /bathroom, and the other end used as a bedroom. They did it a 8 years ago and said other than the piping for the raised hot tub, it was not much more than what we were told for the whole 17,500$ job.
From what I gathered, it's extending the roof that costs but that's not too bad if it's a sunroom glass roof. There are support issues though with taking the glass roof out too far. Consider 12 or 13 ft out. That still makes reasonably sizable rooms.
No plumbing? What kind of heat do you have? It may require a larger boiler or furnace and associated plumbing to handle the add on.
What is the roof style and how is the new addition going to blend into it? You may need extensive work with trusses for that 25' span and drainage from the existing roof. The existing exterior wall may need a fair amount of work to change window and door locations, close in existing windows.
I can see you spending 2 or 3 times your estimate.
Say what? Home construction is currently down by over 50% nationwide. A few years ago, it was booming and you couldn't find contractors at any price. Now there are plenty looking for work.
Sounds low for 2009 where I live (Tennessee), but who knows you may get a "resession" deal. Nobody here can tell you if 20K is reasonable, but you knew that already. A "good deal" may not be so good if you don't check references, insurance, bonded workers, etc.
He can do whatever he wants with his money, but there may not be much payback in added value. That all depends on factors such as the size of the house in relation to others in the neighborhood, style, how the addition looks, etc. If he is going to enjoy the house and the neighborhood and live there the rest of his life, it is a good deal no matter what anyone else thinks.
Correct. not everything is in resale value. I am already the top end of my neighborhood and adding the sunroom made it more so.
The real difference is we like it and could afford it. Come sales time, we will have to price under what the house would be worth in another area, but it will *sell* faster as it has 'more' than the nearby places for the same price.
My realtor is also a friend who comes to dinner and says he can sell the place as is for 170,000$ when we bought for 83,500$. He said if selling, not to replace the carpet as wont get the money back. Would take him about
2 weeks in today's market.
Now in a better more upscale area? (not that this one is bad mind you, just older and smaller houses) He said 210,000$ easy and might hit 240,000$. Not possible here, but it's that level house and buyers arent totally stupid.
My main cost detraction is 1.5 baths in a 4 BR house but there's no easy way to add another and cant recoup the cost if we did it (nor do we need it, the second toilet is handy but need no more).
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