2nd storey addition and double garage cost and time frame?

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Posted by: from Maple Ridge
4/26/2016 at 6:46:41 AM

My wife and I have come to the conclusion/realization that we will be purchasing a "fixer" as that is what we can afford in this market. However, the houses that we're looking at are in Maple Ridge and range between 1000-1500 sqft, which is far too small.

I'm wondering how much it would cost to add a second storey to the house along with a double garage?

I'm capable of doing the work myself but don't have the man power, and time would be an issue for me. Finishings would be bare minimum as I would take care of the inside on my own time, but the exterior and framing is what I would want done!

How much would this cost and what would be an accurate time frame?

Thank you all!


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Date/Time4/26/2016 at 10:08:30 AM

Hey Adam,

From my past experience the house addition can cost from $150 to $250 per Square feet. The double Garage may cost from $40K TO $55K. These are just ballpark numbers.

A typical addition project timeline can range anywhere from:

1 -Planning and getting drawings ready - 4 weeks

2 -Building Permit - Usually 2 weeks.

3 -Budgeting, scheduling and getting price from trades - 2 to 3 weeks

4 -Overall - 16 to 24 weeks.

All depends on the built up area you are adding to the existing house and interior finishes.


Ali Merchant

Design Estimating and Project Management

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Date/Time4/26/2016 at 11:31:50 AM

Hello Adam,

I can understand where you are coming from, in response to your inquiries without a complete plan we can only give you an idea of a price per/sq/foot. This pricing would include the appropriate renovations and removal of said structure, and the new frame. with this said you are looking at an estimated $12.00 per/sq/ft. 30 days weather and unforeseen structural issues if any with the original home.


Mike & Kerri-Anne

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Date/Time4/26/2016 at 1:03:53 PM

Hi Adam,

As long as you have a limited budget and you still did not invest yet on purchasing a house. The idea of having an addition won't be a good idea for you. Will cost you more than if you invest in a bigger house as well as doing the work by your self is not a practical idea and always end up with hiring a contractor after big frustration trying to do it yourself.

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Date/Time4/26/2016 at 6:16:24 PM

Hello there,

I hope your having a good day. I would love to be able to answer your question but unfortunately there is not enough information provided. I'm not sure how big your making your addition, are you building the the back of the house or on the top. Will there be washrooms added, what will this addition contain. Even if you provide me with the square footage and all, we need to look at so many variables. Something this grand is not something our company ever prices out, a flooring job or painting, something simple I can provide you with a price, something this grand you need an estimator. Even if you get a price via email, the actual price will highly change once the written quote will be sent to you.

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Date/Time4/27/2016 at 5:10:05 PM

Hi Adam,

Kerr Construction specializes in large renovations which often include additions. Most of our clients come to us with a budget of $300,000 or more to add a storey to a 1500 sqft home. That does not include renovating the existing portion of the house. If you plan on building a detached garage too, you should add another $60,000 to $100,000.

There were some other Contractors who advised you to look at other houses. I would suggest the same. If you can find a fixer with the floor area you want but it needs updates, that is your best bet. You should be able to redo an entire home for around $200,000.

The other option is buying a building lot and building a new home. I believe the average cost of a new build in your area is around $175 per sqft. You could build a new home with garage for under $600,000.



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