Extensive home addition

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Posted by: from Brantford
8/15/2012 at 9:31:04 AM

My partner and I are thinking of adding an addition to our home. We want to expand our main floor (approx. 500 sq/ft) this would include a new kitchen and new floors throughout.

We would also like to build a second floor addition (in order to add another bedroom). The second floor addition would be approx. 610 sq/ft, and we would also like a new ensuite and add to more square footage to the existing bedrooms.

This seems like a great amount of work, just wondering what kind of cost per sq/ft we would be looking at for this kind of project.

Your input is much appreciated.

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Richie from Home Renovator #1 in Belleville
Date/Time8/15/2012 at 10:12:41 AM

Good Morning,

I know that everyone seems to think there is a square footage price, there is not! Prices vary from finishes,

design and zoning. For an example, how many washrooms, what type of kitchen, flooring and exterior finishes. Stucco ranges from $13.00 to $30.00 per foot, Siding is a little cheaper and this goes on.

What you are proposing could be from a range for the addition of $75K to $100K and your second storey from $90K to $150K. These prices are based on today`s cost and project`s we have done in the past.



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Date/Time8/15/2012 at 10:37:58 AM

Hi Catherine,

Although it is difficult to estimate without looking at plans, you should budget $300k to $400k. Here are some things to consider. By adding that much new footage, you need to consult your

Municipality for variance restrictions on zoning by-laws. Your will have to upgrade your mechanical systems, air conditioning/ heating...etc... Also, factor in fees for drawing preparation and permits.

Depending on the age of the house, there may be other periferal expenses related to th e renovation.

It is a big undertaking this size of renovation and should be planned out well to minimize costs overruns.

I hope this information is useful to you.

Neil Liederman

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Jeff from JAK Trades Inc. in Brantford
Date/Time8/15/2012 at 11:09:17 AM

Hello Catherine.

My name is Jeff from JAK Trades Inc located in Brantford.

I agree with some the points made by the other contractors who posted replies to your question. However, prices vary for multiple reasons. The prices you receive here in town are going to be substantially different than the prices you get from metropolis city contractors. We simply dont have the overhead they do.

Our base price for an addition starts at $140 a square foot and goes up from there depending on finishes, foundation, access etc. Keep in mind that your taxes, permits and architectual drawings are also included in a square foot price.

Take care and good luck.


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Date/Time8/15/2012 at 11:14:30 AM

Hi Catherine

While building practices are very different from Province to Province, I don't usually put a price per sq foot as well. But in my experiences and with new building technologies comes a price. For budgetary purposes you may use a rule of thumb at $400 per sq ft. This price can change dramatically. At this price point, you may want to consider a new build so you get what you want or calculate what your home is worth now, add the renovation costs and see what you can buy for that money.

You may be surprised that your buying power right now is very good. I would atleast entertain looking at that avenue as well. You may end up getting a larger home with all the needs you want plus more. I am a builder, so I would tend to lean you towards the renovation, but you have to do what makes sense to you and according to your budget.


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Date/Time8/15/2012 at 10:36:27 PM

As an order of magnitude costing we feel that this work would cost approx. $215,000.00. This could change drastically due to material selections site access etc.

Paul Justice

Justice Construction

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Pavel from Lutcor Homes Inc in Kelowna
Date/Time8/15/2012 at 11:28:04 PM

Pricing depends a lot on who exactly is going to do your work. I build new homes and also do approximately 8-10 major reno's a year in one of the more expensive area's in Canada and pricing for a simpler reno can run $140/sq-ft and up.

Having said that I have seen additions similar to yours in scope that have run people $500K but that's because they used expensive, hard to get, top of the line items and materials.

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Date/Time8/16/2012 at 1:22:26 PM

It always vary based on the design and type of finishing - it is always around $150 - $200 / sqft. Sometimes more!

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