Expert: Bruce E. Johnson - 1/29/2009

Question
Hey, Bruce.  I'd like to add a second-story to my home in Huntington, Long Island, New York.  I've received three quotes and they seem outrageous. For about 1,500 square-feet for a second story extension with everything (Master bedroom/bathroom, two to three bedrooms, stairs, a second small bathroom, small laundry area, new roof, plumbing and electrical) the quotes have ranged from 250k to 350k.  Are they jerking me around because I'm a woman or is this REALLY the true cost to create this second story? The price also includes blowing out the two bedrooms on the main floor to create a large dining area and to build a bigger kitchen with all the plumbing staying in the same place.  I'm told from a friend of mine who's done his own renovations that the cost of materials like copper and wood has dropped and thanks to this recession, folks are lucky to get big jobs like this one.  So honestly, how much should a job like this cost?  Thank you!

Answer
Hi Joy, for Long Island, these prices don't seem too far out of whack. A project such as this second story addition would start at $100 a sq foot for very basic construction.  Not only are you adding 1500 sq ft (150,000 dollars @ 100 dollars a sq ft) but it sounds like you are also remodeling 1500 sq feet of existing house on the first floor which would cost anywhere from 75-100 dollars a sq ft also.  If these prices include permitting and offer you a turn-key building then, as tough as it sounds, they are probably decent quotes.  Just getting the permit and county approvals etc. could run 25-50,000 dollars. Before committing to any contractor it is always a good idea to check their references, look at other similar work they have done and contact the local better business bureau and contractor licensing boards in your area. And of course, look at the homes in your neighborhood, will a costly addition like this make your house the most expensive home in the neighborhood?  If so, then you may not be able to recoup these construction costs should you ever decide to sell.  You don't want to overbuild for the area.  I hope this information helps feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com