• MY BOYS CONTRACTING, INC.

HOW MUCH WILL IT COST TO DORMER AND PUT AN ADDITION ON MY HOUSE IN LONG ISLAND, NY?

Great question!  And very typical for a homeowner to ask.

But not so easy to answer; I will do my best to provide some general pricing guidelines to adding square footage to your home here on Long Island.

These 3 topics will be discussed: 

1) What to measure in order to use the provided $ per square foot (sqft) numbers. 

2) An example with real square foot numbers.

3) Variables to consider.

SQUARE FOOT AVERAGES AROUND THE NATION.

The national average for additions can be between $80-$200 per sqft (this includes permits, labor, and material).But wait, if you live inSan Francisco you are looking at an average of $330per sqft! This is a very wide range!  Basically, your 1,000 sqft addition is going to cost anywhere between $80,000 or $200,000, unless you live in San Francisco,where you 'd be looking at $330,000.  If someone told me that, I might just go find a cave to live in for the rest of my life…

Long Island, NY is a market that is on the higher end of the spectrum when it comes to averages.  Not quite as high as San Francisco, but no where near $80 per sqft. 

I am an advocate of keeping things simple.  Let's take a recent addition project and simply break down the costs.  Before diving into the project, it is important to note what the square footages represent.

WHAT EXACTLY DO I MEASURE TO USE THE PROVIDED $ PER SQUARE FOOT PRICING?

A lot of costs in the construction industry can be figured out by simply using a square foot number.  One thing to keep in mind is to be sure you are using the correct square footage. That is, measure only the space being touched during construction.  For example, if you want to add a 1,000 sqft addition, only apply the $ per square foot price to the 1,000 square footarea (not the entire existing house).  On the other hand, if you are adding a 1,000 sqftaddition and renovating the existing house, the existing house area must also be added to the square foot number.  This will be a little clearer when you see the example below.

EXAMPLE WITH REAL NUMBERS.

The example project with atotal square footage of 1,297sqftconsists of the following:

  • A dormer (958sqft) to the existing house with 3 bedrooms and 2 bathrooms
  • An addition (275sqft) to the rear isa den
  • Small addition (64sqft) in the front is a vestibule

Note that two bedrooms in the existing house are also being renovated.  This is important to keep in mind because a lot of times a project can have unforeseen renovations that can be missed on a set of plans.  It is important to be transparent with you architect and contractor of choice so there are no surprises.  The $ per square foot number for this project came in at $188 (this number includes profit and overhead).Just to be clear, this total includes all aspects of construction except the following:

  • Tile material for twobathrooms
  • Purchase ofplumbing fixtures (toilet, sink, tub)
  • Permits

Just to make the project "all-in", I will put rough allowance numbers to the items above.  If we allow $5sqft for tile (approximately 347sqft = $), $3,000 for all plumbing fixtures, and $3,000 for permits the "all-in" number is about $194 per square foot.

WHAT VARIABLES DO I NEED TO CONSIDER?

There are certain variables to consider when doing an addition to your home that can affect this price per square foot number.  Adding a new kitchenis a big variable (the example above has the kitchen remaining).  A new kitchen can make the price per square foot go up or down (depending on what you choose).  Locationis another.  Have you ever heard of the saying "build to your area?"  Here on Long Island you can find houses that are $300,000, $10 million, and everything in between.  Consider where you live and how long you want to stay.  What do the houses sell for today and the value added when you may move? And finally, the materials you choose. The square foot price for an addition to a $10 million-dollar house may be higher than the square foot price for a $300,000 home, but not always.  Why? High end materials and the skilled labor to install them can add a lot to any

CONCLUSION.

Several  factors affect the bottom line.  There's a big range when it comes to averages for additions.  Nationally, it is typically anywhere between $80-$330 per sqft.  Long Island tends to betoward the higher end, as expected due toour higher cost of living when compared to the nation.  Materials and labor cost more. It's important to understand where the numbers come from.  Space that will be renovated must also be includedin the square footage cost.  If you plan on re-doing your kitchen and you choose expensive cabinets, counters, and appliances, you just added a chunk of $ to the cost. Consider where you live and how long you want to stay. And finally, what materials you choose.  And when questions arise, choose a contactor who will be transparent and helpful from the start!