I've read Doug's post about budgeting for expansion, but it's really hard to zero in on property costs in my area. Which makes it hard to back into the structure costs. Right now I'm just trying to budget within a +/- margin of error of 5K.
The house is a two story on a slab. I'm looking to add a 12 X 22 slab off the back and go up from there. Total square footage will be about 600 additional feet. I'm going to bring someone in to handle all the structural type work. I'll handle the flooring and deal with the kitchen remodel under a separate budget. I basically want someone to handle slab, framing, electrical and drywall. HVAC was recently replaced and oversized in anticipation of this.
Does anyone have an opinion if this a 30K kind of project or more like 60K?
Doug Aleshire
01-23-05, 09:34 AM
NTAC,
I'm glad you have read my posts about budgeting. Unfortunately the cost for what you propose will be based upon your local area. I can tell you that up here in Michigan that most basic 1 story additions on a crawl would cost $100 - $120 per sq. ft. Where you are it, an addition on a slab is less than that, maybe $65 - $75. This is a "BASIC" addition, economy if you will - finished. The variables are many. What you select may increase or decrease the cost and the aq. ft. rule is thrown out the window.
What you are doing is asking for something in reverse.
The budget is what I ask clients they are looking at spending. This is not to say that is what I want them to spend, but they need to tell me what the budget is to consider if the project is even dueable. They say $50,000. Then we initiate the design and take into account all that they are wanting. If I review all that they ask, I will either agree it is dueable or not. If not, what can be omitted to get it within that budget amount.
You are basically asking for is a proposal rather than advising someone what your budget is.
Best advice is call your local building officials and they can tell what the costs for additions is - basic cost. You must determine what is all going into this addition and then check with those trades people if you are to be the general or a good general contractor for some ideas on costs within your area. Most would be willing to give this but beyond that, without plans, they won't waste their time. A good general will know his market and the average sq. ft. costs for basics. Slab, framing, drywall, etc. They will give overall cost - they will not break it down for you. They may in fact ask you want you are looking at for a budget. See what I mean.
I agree that everyone needs a starting point, making some calls within your area is the best way to procede. Once you get an idea of what that is, then you need to decide whether or not to go ahead. Determine if this will work within your anticipated budget.
As I said, plans should be done once you know where you sit, then give them out to at least 3 generals or to subcontractors as you deem necessary. Then you can zero in on what the approximate total will be. Again the budget is the important thing. You can't put the horse before the cart nor expect to get champagne on a beer budget.
Hope this helps!
Thanks for the tips Doug...
Good think I like beer instead of champagne...
The reason I was trying to ballpark the figures before even starting with the detailed plans was to get a feel if this would place the "value" of my home in the upper-end of the subdivision. It might be cheaper to sell and move to a bigger place.
GO FALCONS!!!
NTAC.