Hellobee Boards

We are going through some similar dilema with our house. We started seeking consultations from local GCs just last month. For us, we like you LOVE our current home and so much about it. All that we dont love would require structural changes.

What I am learning is about $125/ft to add sq footage - its a good starting point. This would be builder grade finishes and no plumbing or crazy electrical. You also would have to consider if it makes your HVAC system incompatible with your future footprint. For example, we are currently at about 3k sq foot, if we do a 500 foot addition (most likely) we can still squeek by with single units, any larger and we need to consider the need for two units, especially AC.

Also to consider is the set backs on your property. Will the city/association allow you to place the addition where you are looking to place it? There are restrictions with how close a structure can be to side yard lines. You should be able to find info to at least make an initial assessment online. For example, our side yard set backs are around 15'...we have 30' now, and only need to add 4' on that side, so we feel pretty confident we are fine proceeding in these initial steps!

Lastly, have some people come out. The 3 GCs we have talked to all had WAY different ideas and thoughts. It always helps to solicit feedback from an expert. They also have been TOTALLY happy to come out for initial no commitment consultations.

Let me know if you have any other questions!

Anyway... It sounds like you know exactly what you want to do and it's pretty straight forward (so you won't need an architect probably, which will save you some $$)....

I would also recommend getting some general contractors in to start quoting the project, you'll get a much better idea of the cost. It really varies by area.

Not the same as a full addition, but my experience....We just tore down an existing deck, put up a big screened porch with an open deck to the side. We got a few quotes and they came in ranging from $18k - $65k!!!! It was CRAZY. we went middle of the road, but you will want to find the right person to work with who will do what you want. It was surprising how many GC's wanted to do things THEIR way and not our way.

And yes to checking your setbacks.... we ended up having the building inspector make us get a service because we were *close to the side setback. Even though there was a structure there, since we were knocking down he considered it new build. Got the survey ($900) and it was fine, but set us back a month.