If you feel like you do not have enough space in your current home but love everything else about it, adding an addition makes your property exactly what you want. Additions come in many shapes and sizes, from tiny bump-outs to full second stories. Adding an addition to your home can improve its livability and value. But there can be many costs associated with building an addition, including different costs for how you plan on finishing the new space and where it is located.
The national range is $24,000 to $80,000, with most people spending around $52,500 on a 300 sq.ft. family room addition on the first floor. This project’s low cost is $7,000 for a first-floor laundry room bump out. The high cost is $200,000 for a 1,000 sq.ft. second-floor addition of a master bedroom and bathroom with a new roof.
|Cost to Add a Room|
|National average cost||$52,500|
Over the last two years, the pandemic has had a large and detrimental effect on many industries, including construction. This is particularly true of the home construction industry.
At the start of the pandemic, stay-at-home orders meant many homeowners began tackling home projects. This, coupled with the ongoing housing shortage, led to a shortage and subsequent rise in the price of lumber. Shortly after, supply chain problems and worker shortages further made the cost of labor and materials increasingly volatile.
This has led to a more than 4% increase in construction costs over the last year and a projected further increase of 4% to 7% in 2022. There is also a continued shortage in many areas, leading to delays. Homeowners wishing to undertake a home renovation or building project should sign contracts as early as possible to lock in costs and get your project in line before further increases and delays.
There is a range of associated costs per square foot for a home addition, depending on the room’s use, how much existing space is used, and where the addition is built. Total costs range from $80 to $200 a square foot for a finished addition. Some complex projects may cost more, while very simple ones may cost less. However, most people find their projects fall between $150 and $175 a square foot for ground floor additions. Second-story additions have starting costs at $200 a square foot and may have costs approaching $250 a square foot for complex projects. Small bump-outs and other partial additions under 100 square feet cost between $80 and $150, but expect costs to start at $150 for additions over 100 square feet. The following costs are for varying popular addition sizes in the cost range associated with that size.
|Size||Average Cost (Labor Included)|
|200 sq.ft.||$30,000 - $40,000|
|300 sq.ft.||$45,000 - $60,000|
|400 sq.ft.||$60,000 - $80,000|
|500 sq.ft.||$75,000 - $100,000|
|600 sq.ft.||$90,000 - $120,000|
|800 sq.ft.||$120,000 - $160,000|
|1,000 sq.ft.||$150,000 - $250,000|
The average cost of a 200 sq.ft. addition is $30,000 to $40,000. An addition of this size is large enough to house a kitchen, master bedroom, or larger living or family room. Your exact costs for this addition can change depending on what you do with the space, with kitchens costing more than living rooms. The more elaborate the addition, the higher the total costs. Things like crown molding and heavier window and door trim can contribute to higher total costs.
The average cost of a 300 sq.ft. addition is approximately $45,000 to $60,000. Additions of this size are large enough for a kitchen with an eat-in breakfast nook or a large family room. You could also use an addition of this size for a combination of mudroom and laundry room. Keep in mind that as with any size addition, what you do with the space ultimately dictates your final price. Additions with plumbing fixtures cost more than those without, and additions with a lot of decorative detail also cost more.
The cost for a 400 sq.ft. addition averages $60,000 to $80,000. Additions of this size are large enough for multi-use spaces. This could mean a kitchen and dining room or a master bedroom with an attached bathroom. At this size, you may also be considering a two-story addition, with 200 sq.ft. on each floor. All these variables can mean a slightly wider fluctuation in final costs. If you add plumbing for a kitchen or bathroom or it is a two-story addition, your costs can be higher.
The average cost of a 500 sq.ft. addition is around $75,000 to $100,000. An addition of this size offers many possibilities. You can add a single large space for expanding open floor plans. You can also add multifunctional rooms. This could be a large kitchen with a breakfast bar and dining room. Or it could be two bedrooms with a Jack-and-Jill bathroom between them. As with other additions, things like plumbing can mean a higher final cost.
The cost of a 600 sq.ft. addition averages $90,000 to $120,000. 600 sq.ft. is large enough to offer numerous possibilities. At this size, you can add a full-sized master suite to the home. This could contain not only a master bedroom and bathroom but also walk-in closets, changing areas, and conversation areas. An addition of this size can also add a family room with a home office or two large bedrooms with a Jack-and-Jill bath between them. You could also choose to add a 2-story addition at this size, although this can raise costs.
The average cost of an 800 sq.ft. addition is about $120,000 to $160,000. An addition of this size is large enough to create many possibilities as well. This size addition could be a partial second floor addition. This could mean adding a second floor above a large garage, with a connecting hallway to the main home, for example. You could also create a two-story addition with one large room on each level. As with any addition, adding plumbing or roofing to the equation, can raise your final costs.
A 1,000 sq.ft. addition costs around $150,000 to $250,000 to complete. This is a sizable addition to any home. In some cases, it can double the square footage of a smaller home. Additions of this size are usually full or partial second-story modifications. They can also be a garage addition with a finished living space above it. With an addition this large, ensure you have the space and zoning in order to complete the project.
The room size you add has an impact on its total cost, with larger spaces costing more than smaller ones, and different room types have varying costs regardless of the size. For example, kitchens cost more than living rooms of the same size because of the plumbing, cabinetry, and other work. Bedrooms may be less expensive than living rooms because of their simplicity. Even then, there is overlap, depending on the material and placement. The following room sizes have these costs on average:
|Room Size||Average Cost (Labor Included)|
|6’ x 8’||$3,840 - $9,600|
|8’ x 10’||$6,400 - $16,000|
|8’ x 12’||$7,680 - $19,200|
|10’ x 10’||$8,000 - $20,000|
|10’ x 12’||$18,000 - $24,000|
|10’ x 15’||$22,500 - $30,000|
|12’ x 12’||$21,600 - $28,800|
|12’ x 16’||$28,800 - $38,400|
|10’ x 20’||$30,000 - $40,000|
|16’ x 16’||$38,400 - $51,200|
|15’ x 20’||$45,000 - $60,000|
|20’ x 20’||$60,000 - $80,000|
|20’ x 40’||$120,000 - $160,000|
The room type you add impacts the total project cost as well. Closets, cabinets, plumbing, flooring, and other details make the space more or less expensive than the average cost. Below are some of the average prices for building different rooms based on the most common sizes for each space.
|Type of Room||Average Cost (Labor Included)|
|Laundry Room||$5,000 - $8,000|
|Mudroom||$10,000 - $14,000|
|Bathroom||$20,000 - $60,000|
|Home Theater||$20,000 - $70,000|
|Sunroom||$35,000 - $55,000|
|Bedroom||$37,000 - $100,000|
|Attic||$40,000 - $50,000|
|Family Room||$40,000 - $60,000|
|Living Room||$40,000 - $60,000|
|Kitchen||$50,000 - $70,000|
Laundry rooms cost between $5,000 and $8,000 on average for an addition. The average laundry room is only around 35 square feet, making this more of a bump out than a full addition. Laundry rooms need to be waterproof and usually include cabinetry or storage along with the appliances. Insulation can also be added to laundry rooms to help reduce noise pollution in other areas of the house.
Mudroom additions range from $10,000 to $14,000. A mudroom addition is usually around 50 square feet, so even with the included cubbies and organizational material needed, it costs around $12,000. The average mudroom includes cabinets, storage, and a durable flooring, such as porcelain or slate 1, in the price.
A full bathroom addition of 48 square feet in a new space costs between $20,000 and $60,000. While this is a small space, it has extra needs for plumbing, raising the costs. Bathroom additions include everything from the shower to the sink and toilet, along with tile and accessories.
Home theater additions can range in cost from $20,000 to $70,000. Adding a home theater brings fun and entertainment to your home. The ideal space for a home theater is 20 feet long by 13 feet wide and should be relatively isolated from the rest of the house. They may be added to basements or existing spaces or built onto your home if you do not have the space. Because of the need for acoustic materials and equipment costs, they can have a wide range of costs.
Sunroom additions range in cost from $35,000 to $55,000. The sunroom takes on several different forms and building styles. Sunrooms have windows or screens or full walls, depending on your goals. They cost an average of $45,000 for a three-season room.
Bedroom additions have a wide range of costs from $37,000 to $100,000 on average. Bedroom additions may be slightly smaller, but they have additional needs for closets, which raise the cost slightly. Closets, storage, and the necessary lighting drive up the costs closer to an average of $57,000, despite the smaller size.
Attic additions typically cost between $40,000 and $50,000. While it is called an attic addition, this is an attic conversion. It is still a relatively large project. This includes making sure there is an egress like stairs and working with the lower ceilings, so you may have less space than you imagine with this type of addition.
Family room additions average $40,000 to $60,000. The family room comes in many shapes and sizes and is finished in numerous ways. Family rooms are usually informal and made for the family, so they include storage, entertainment areas, and space to spread out.
Living room additions cost between $40,000 and $60,000 on average. The living room is often smaller but more formal than the family room. So while there is less space, it is more likely to have higher-end materials like exotic hardwood 2 or marble floors and nicer features and moldings.
Most kitchen additions range from $50,000 to $70,000. Kitchen additions often have added costs for cabinetry and plumbing, so while the average size of the kitchen falls between 100 and 200 square feet, the cost averages around $60,000. The average kitchen addition includes flooring, cabinets, counters, appliances, and framing and finishing, driving most of the total cost.
There are many other ways to add to your home to expand your living space, and not all create complete rooms. Extensions can be a way for you to gain valuable square footage and living space, without all the expense of a full addition. You can create an extension in many ways, from simple bump outs, balconies, and dormers to in-law apartments. An extension can come in a wide range of sizes and costs and have a variety of appearances.
|Extension Type||Average Cost (Labor Included)|
|Bump Out||$4,000 - $9,000|
|Dormer||$4,000 - $9,000|
|Balcony||$4,000 - $9,000|
|Greenhouse||$5,000 - $20,000|
|Porch||$12,000 - $30,000|
|Cantilever||$15,000 - $25,000|
|Modular||$20,000 - $30,000|
|Garage||$22,000 - $43,000|
|In-Law||$60,000 - $100,000|
Bump out additions typically cost between $4,000 and $9,000. As you will need no foundation work, you can save about 15 percent compared with a conventional addition. A bump out is a small extension of an existing room. It adds square footage but at a much lower cost. Because this is not a full room, the costs are considerably lower. Bump outs are most common on the first floor, but they can be done on the second floor as well. They are good for adding small spaces like laundry rooms and adding storage to a room.
Dormer additions range from $4,000 to $9,000 on average. A dormer is a roof extension with a window. It adds extra space to a low-ceilinged room like an attic space. On the inside, the dormer can create a window seat with added storage. If your ceilings are high enough, it can also create additional standing room. Dormers are also attractive additions on the exterior since it changes the profile of your home and can make it look more attractive.
Balcony additions average $4,000 to $9,000. A balcony is a small deck suspended off the side of the home and is usually a short and simple project. It is a nice way of updating your home’s exterior, while gaining usable outdoor space. If you do not have the room for a full deck or porch but want somewhere to sit outdoors, a balcony makes a lot of sense. They can come in many sizes and styles to complement all homes.
Greenhouses typically cost between $5,000 and $20,000 on average. If you do a lot of gardening, add a greenhouse to your property. There are several different ways you can do this. You can add the greenhouse directly onto your existing home, creating a lean-to style structure. You can also make the greenhouse a completely separate structure of many different shapes and sizes elsewhere on your property. Each style has its own costs as well as pros and cons to consider.
Porch additions range from $12,000 to $30,000. Adding a porch boosts your home’s curb appeal and value while adding outdoor living space. Porches come in a wide range of sizes and styles. They can be small porticos at your entrance or enormous verandahs that wrap around the house. A porch can give you a lot of space for recreation and entertaining, while at the same time improving the appearance of your home.
Cantilevering an addition onto your home averages $15,000 to $25,000. If you want to add a room to the second floor of a home, extend the space by cantilevering it out over the lower floor. These spaces are not big, but the added support increases costs. The space below can be supported on posts, similar to a deck, or it can be supported by having the posts angle back to the house. They brace themselves against the house itself, so no actual ground space is taken.
Modular room additions cost between $20,000 and $30,000 on average. Modular building is less expensive than traditional because the room is factory-built, delivered, and added onto your existing home. The cost per square foot is lower, and the timeline is faster. Best of all, modular additions can be made in nearly any style, size, or configuration. So you can easily get one that seamlessly matches up with the rest of your home.
The cost of a garage addition ranges from $22,000 to $43,000 on average. Having an attached garage improves your home’s value and improves overall function as well. With an attached garage, your car is more secure and protected from the elements. Garages also offer a lot of storage and can also be used for a variety of other purposes. You can use your garage as a workshop, gym, or any number of other uses.
An in-law addition has a cost range of $60,000 to $100,000, depending on the size. An in-law is a fully fitted small building or apartment that is either attached or detached from the rest of your home. Because they often contain kitchens and baths, their costs are higher than additions of a similar size without these features. In-laws can be a great way to have multi-generational families living together under one roof. They require a separate entrance from the main home, as well as other features that make them a stand-alone apartment.
While every project is different, most have several factors in common that give an idea of where your costs are going during an addition. Additions need specific materials both inside and out that match with the rest of your home. In addition to the materials, the professionals you contact with will not vary much from project to project. The following cost breakdown can give you a good idea of what the various parts of your project will cost.
|Project||Average Cost Range|
|Insulation||$0.12 - $6.87/sq.ft.|
|Drywall||$1 - $3/sq.ft.|
|Roofing||$2 - $3/sq.ft.|
|Painting and Finishing||$2 - $5/sq.ft.|
|Electrical||$3 - $5/linear foot|
|Siding||$3 - $12/sq.ft.|
|Flooring||$3 - $20/sq.ft.|
|Trusses (Roof Framing)||$4 - $8/board foot|
|Framing||$9 - $18/sq.ft.|
|HVAC||$35 - $55/linear foot|
|Doors||$350 - $1,100/each|
|Windows||$650 - $1,500/each|
|Design costs||$2,000 - $20,000|
Keep in mind that this is a general range that nearly all additions include. Specialty rooms like kitchens have additional costs.
Home additions can have a wide range of labor costs. These can be influenced by the addition type and the needed professionals. For example, a kitchen addition needs a plumber, kitchen designer, carpenter, electrician, flooring installer, cabinet installer, and more. However, a bedroom addition does not require a plumber and may not need the same level of design professional. The project scope can also play a role. Most home additions need siding, roofing, and exterior work, but not all require the same amount of labor. For example, a second-story addition needs more labor than a bump-out addition.
The labor portion of your project is dictated largely by which professionals you use and in what capacities. In many cases, you hire a builder or general contractor, and they subcontract out the various specialties, so you are not paying each pro directly. The following shows the labor rates by profession who may work on a home addition.
|Professional||Average Labor Costs|
|Architect||$150 - $400/hour|
|Interior Designer||$50 - $450/hour|
|Structural Engineer||$100 - $500/hour|
|General Contractor||$100 - $250/hour|
|Electrician||$40 - $120/hour|
|Roofer||$50 - $80/hour|
|Siding Contractor||$1 - $15/sq.ft.|
|Carpenter||$40 - $100/hour|
|HVAC Technician||$75 - $150/hour|
|Framing Professionals||$3 - $8/sq.ft.|
|Painters||$25 - $100/hour|
|Flooring Installers||$1 - $20/sq.ft.|
|Drywall Installers||$1 - $2.50/sq.ft.|
|Plumber||$75 - $130/hour|
Purchasing a new home and building an addition onto your existing home can have appeal. They can also have several downsides and many associated costs.
Building an addition is generally a good idea if you want to stay in your home but lack the space for your needs. It can also be good if you have the land to build out and property values in your area are high. If your home is smaller than those around you, building an addition could increase your home’s value and make it more attractive.
Buying a new home can be a good choice if your current home is not fitting your needs in several ways. An addition could make it difficult to sell later if you do not have the space to build out or your home is already one of your area’s more expensive or larger houses. Keep in mind that buying can be difficult and expensive in the current housing market. There is a housing shortage, so staying in your current home - at least for the time being - and enlarging may help you ride out the current situation while raising your home’s value.
There is no one answer, and you need to look at several factors, including what housing is like in your area and your home’s condition compared to those in its vicinity.
Do not overlook the designing aspect of the addition because it is an important step. Your addition must match the details of your home inside and out to be seamless and to get the most value. Designing also makes the most of the space, so more is done with less square footage.
The general rule of thumb when it comes to the cost of designing a home addition is for the designs to cost between 10% and 17% of the final costs. So, for a 240 sq.ft addition costing $55,000, you pay between $5,500 and $9,350. This varies, depending on the designer and detail of the plans.
Most home additions need a set of blueprints, just like any other major build. A draftsperson works with an architect or builder to produce these. These blueprints are incredibly important to all projects. They are necessary to pull permits in many cases and help you better visualize your finished project. These blueprints include all the necessary details for the job, including light plans, plumbing layouts, and material choices. They have an average cost of around $1,200.
Second story additions have much higher costs than adding a room on the ground level 3 of your home. They involve removing your roof and attic, adding a new floor, walls, and roof for several rooms. This often makes the cost per square foot between $300 and $500, and it is common for the total addition cost to reach $150,000 to $200,000 for homes that are 1,000 sq.ft. or larger. For smaller homes, it costs $90,000 to $120,000. However, you could save some money if you can lift off the existing roof with a crane and reinstall it on the new second story.
Your addition is framed in the same manner and materials as the rest of your home. This provides structure for the space and is integral to the project. The frame is one of the first parts of the addition, along with the foundation in some cases. Everything else from the drywall to siding needs that frame in order to have structure. The frame can be made of wood or metal and usually matches the framing material for the rest of the home. Framing has an average cost of around $2,500 for a new addition.
In some cases, you may extend things like ducts into your new addition, but in other cases, this stresses your current system too much. It may be a better choice to heat and cool your addition separately. Things like ductless heat pumps are good for additions because they do not tie into your existing system. The cost for a single-zone system is just over $2,000.
Additions are very messy both in the new area and in your existing space. Post-construction cleaning makes your space livable faster. This has an average cost of around $550.
An interior designer is often helpful when adding a new space because they help you see the possibilities and help furnish it. The average cost of hiring an interior designer for one room in the home is around $5,500.
Expect costs for a 2-story addition to be around $300 and $500 a square foot, while single-story additions are closer to $200 a square foot. Both vary in costs depending on many factors.
The average cost to add a bedroom addition is around $57,000.
You do not necessarily need an architect or draftsman. Use a design/build firm to handle the initial drawings or start with a designer or architect. It is a good idea to have blueprints 4 made.
This depends on the addition’s size, with most costing roughly $200 a square foot.
This depends on the size and type of the addition. In most cases, $200 a square foot is a good estimate.
An addition of this size is 400 sq.ft., which translates to an average cost of around $60,000 to $80,000 for the project.
The average cost to add a room of this size is around $21,600 to $28,800. A room this size can be used as a small bedroom or living room, so costs are not as high as some larger spaces.