Attic Bedrooms
Wondering if any rehabbers out there could give me a guess-timate on the cost of opening up an attic, adding a 30' shed dormer, then adding two bedrooms, a laundry area, 3 banks of windows and a mid-range bath in approx. 1000 sq. ft. of living space.
My own guess-timate is anywhere from $70 - $100K.
I've heard a good starting point is $100 per sq. ft.
Thanks.
Hi Monkfish,
Every rehab / remodel is different.
There is no rule of thumb on estimating a project like that.
Square foot numbers usually are derived from new construction prices. Trying to use them to "guestimate" a project like yours would be inappropriate.
Your best choice is to contact several remodeling contractors and get an estimate. They are often free and can give you more accurate numbers since they are local.
GL.
NC_Yank
I'm with the yank - get an estimate. my abilty to guess has led to two second mortgages on my own home to finish a job that was "guestimated" - not to mention the cruise my wife made me taker (yes with her) to acknowledge that I would never guestimate major remodelling costs again.
I agree with those who advise you to get estimates. And I'll add that estimates ought to be in writing, and based on a complete review of a professional's rendering of your remodeling plan. (You'll need drawings to pull city permits anyway). Also, estimates ought to be for the whole job (no add ons later because they always are waaaaay more than the going rate). That's another reason to pay a professional designer to sit with you and make all the changes you might need to consider on paper before you get written estimates.
Then check out your contractor very carefully (mine had his contractor's license the day after we signed the contract and things went south very quickly after that. We ended up on court, along with 6 others who were suing him. We won a $115,000 judgement against him, but it was a nightmare. Plus, we will never collect a dime of it because he's had everything taken out of his name and put into in mother-in-law's name.
Seemed like a really nice guy, though. He even did another small job for us that same season (about $12,000 job). Referred by a good friend, who is a realtor, who had known this guy since childhood. Even the contractor's own attorney liked him and though he was nice at first. That attorney eventually helped us for free because the contractor didn't pay his attorney's bill, either. He also didn't pay the subcontractors on our job, and we were saddled with 5 mechanic's liens, which we had to pay off on our own.
Summary: get your ideas clarified and drawings in hand, ask for written estimates based on drawings, check out the contractor with everyone you can think of (state contractor's board, BBB, past clients of constractor), and pray.
Good luck.
it all depends on the area here in tn, i can build a home ground up for 60 sq.ft........but i bought materials in april....kenmax