What's going to cost more?

"Dr. Zoidberg - RIP Oppo" (thetomselleck)
02/15/2017 at 22:38 • Filed to: houselopnik

Converting my attic into a master suite, or putting on an expansion of about 350 square feet?

We’re trying to just start bids for a remodel, but we haven’t even determined if we’re building up or building out.

DISCUSSION (42)

TheHondaBro > Dr. Zoidberg - RIP Oppo
02/15/2017 at 22:41

The attic conversion will cost less, since you just have to wall up and insulate. Trust me, I’ve played a lot of The Sims, I know what I’m talking about.

My citroen won't start > Dr. Zoidberg - RIP Oppo
02/15/2017 at 22:42

do the attic

OPPOsaurus WRX > Dr. Zoidberg - RIP Oppo
02/15/2017 at 22:54

I’d imagine with what u do u know the answer

Jcarr > Dr. Zoidberg - RIP Oppo
02/15/2017 at 22:56

Why don’t you take a piss in the tub and mull it over for a bit.

shop-teacher > Dr. Zoidberg - RIP Oppo
02/15/2017 at 22:56

Are there stairs up to the attic?

DC3 LS, will be perpetually replacing cars until the end of time > Dr. Zoidberg - RIP Oppo
02/15/2017 at 22:57

How do you get to your attic? If it’s one of those drop down ladders. It seems like it’d be quite annoying.

Edit: I’d vote attic, but I have no idea how much house remolding cost so disregard my opinion. Except if you DIY just spray some great stuff on the roof, put some wall paper on it, and sand the floor so you don’t get splinters. BOOM! Master suite!

Spaceball-Two > Dr. Zoidberg - RIP Oppo
02/15/2017 at 22:59

How new is the roof and insulation up there?

Dr. Zoidberg - RIP Oppo > Spaceball-Two
02/15/2017 at 23:04

Roof is maybe six years old, in good shape (except for the damn skylight), insulation is kind of shit.

Dr. Zoidberg - RIP Oppo > Jcarr
02/15/2017 at 23:05

I’m beginning to really regret those posts.

Dr. Zoidberg - RIP Oppo > OPPOsaurus WRX
02/15/2017 at 23:06

:/ ... Attic. I want a rambler, dammit!

Dr. Zoidberg - RIP Oppo > shop-teacher
02/15/2017 at 23:06

Nope. Access is in the mudroom right now.

Wacko > Dr. Zoidberg - RIP Oppo
02/15/2017 at 23:07

guessing the attic is not just a simple insulate and drywall job. Any major modifications to the roof structure?

smobgirl > Dr. Zoidberg - RIP Oppo
02/15/2017 at 23:10

I live in the attic, it’s hot in the summer!

You really have me dreaming about one day adding a bedroom with an actual closet to my house. And maybe a bathroom that would pass modern building codes.

Chariotoflove > Dr. Zoidberg - RIP Oppo
02/15/2017 at 23:13

How much headroom do you have in your attic?

Jcarr > Dr. Zoidberg - RIP Oppo
02/15/2017 at 23:13

No ragrats

shop-teacher > Dr. Zoidberg - RIP Oppo
02/15/2017 at 23:14

Might be 6 of one and 1/2 dozen of the other then.

Dr. Zoidberg - RIP Oppo > shop-teacher
02/15/2017 at 23:24

Don’t worry I have a tiebreaker in place if the money is fairly close.

(... It’s whatever my wife wants, of course!)

Little Black Coupe Turned Silver > Dr. Zoidberg - RIP Oppo
02/15/2017 at 23:40

The attic might cost more, but is the better choice over tacking on a new room awkwardly to the side of a house.

jkm7680 > Dr. Zoidberg - RIP Oppo
02/15/2017 at 23:44

jkm’s contracting firm will do it for cheap, but his crew will work only under the light of a burning toyota tercel 4wd

Dr. Zoidberg - RIP Oppo > Little Black Coupe Turned Silver
02/15/2017 at 23:55

Actually, we have a very natural direction for an expansion. We have a rectangular rambler and a large lot.

Neil drives a beetle and a fancy beetle > Dr. Zoidberg - RIP Oppo
02/15/2017 at 23:56

My sister was considering a similar choice and converting an attic into usable space was cheaper than adding any space.

OpposResidentLexusGuy - USE20, XF20, XU30 and Press Cars > Dr. Zoidberg - RIP Oppo
02/16/2017 at 00:11

I feel like the addition would cost more but then the extra sq/ft would add good value to the house. Everyone knows a bigger looking house is worth more money. Right?

Dr. Zoidberg - RIP Oppo > OpposResidentLexusGuy - USE20, XF20, XU30 and Press Cars
02/16/2017 at 00:14

Well the square footage is actually an important consideration. We’re looking to add 350, minimum, in order to (other than having more space for ourselves) bump our value potentially quite a bit. Blah blah blah yadda yadda yadda the value of our home in this market is stagnated by its limited square footage, and limited bedrooms (*cough* one).

Highlander-Datsuns are Forever > Dr. Zoidberg - RIP Oppo
02/16/2017 at 00:17

It depends on the ceiling joists in your house if 2x4 you will have to build a structural floor and associated new vertical supports through the 1st floor. If you can just lay down sheeting and start framing then attic would be cheaper. IMO a 350 sf new addition wild be easier to build and you would get better bids because less remodel. Remodels are a bitch.

OpposResidentLexusGuy - USE20, XF20, XU30 and Press Cars > Dr. Zoidberg - RIP Oppo
02/16/2017 at 00:37

I think adding onto the side will show much better then the attic. Of course if the attic is cheaper then do that, but having that extra bit of house out the side will have buyers very intrigued. Also like I said, if I show you two house the same exact square foot, but one has a but sticking out the side and one has the same footprint as the main part of the house, that addition(if blended well) will sell it first.

gmctavish needs more space > Dr. Zoidberg - RIP Oppo
02/16/2017 at 00:38

Attic will be hot in the summer, and also less headroom. I have no idea about the cost though.

Dr. Zoidberg - RIP Oppo > jkm7680
02/16/2017 at 00:42

I’ll have to replace the bulb on the dash first

Dr. Zoidberg - RIP Oppo > Wacko
02/16/2017 at 00:42

Just an ugly ass skylight.

Dr. Zoidberg - RIP Oppo > Chariotoflove
02/16/2017 at 00:44

Hmm thinking back to when I last climbed up there... Not grand, but I could certainly squeeze a room out of there.

Shamoononon drives like a farmer > Dr. Zoidberg - RIP Oppo
02/16/2017 at 01:05

I’m going to throw out 60k for a master suit in attic if it includes a bathroom and you don’t have to tear up any major structures and you’re not going fancy pants. To expand an existing room I’d guess about.... 30k, but that isn’t a master suit and doesn’t include a bathroom. Education in guesses include - I watch property masters, father recently did a 90k job to expand a down stairs bedroom into a master, and I paid 15k just for a bathroom remodel. Now you have to tell use the quotes.

Tazio, Count Fouroff > Dr. Zoidberg - RIP Oppo
02/16/2017 at 02:34

Which would torque Mr. I Noticed more?

shop-teacher > Dr. Zoidberg - RIP Oppo
02/16/2017 at 07:08

Yeah, obviously :)

One other thing to keep in mind, if you go the finishing the attic route, you will lose some square footage on your first floor for your new staircase. From the way you’ve described it, your house is tiny. I don’t think I’d want to lose any of it to some stupid stairs.

shop-teacher > Dr. Zoidberg - RIP Oppo
02/16/2017 at 07:11

Another consideration, if the finished attic ends up being a kinda crappy cramped space, you won’t get as much value out of that as you would get from a good addition.

Wacko > Dr. Zoidberg - RIP Oppo
02/16/2017 at 07:15

That will be replaced with a chandelier right?

Roundbadge > Dr. Zoidberg - RIP Oppo
02/16/2017 at 08:53

My 2 cents, well after the time you were actually looking for it...

The attic will probably be the cheaper option, but IMHO the addition is the better option. The attic requires a staircase, drywall, insulation, and electrical. The new addition requires foundation, framing, roofing, drywall, insulation, and electrical, but adds much more usable space. I’m in agreement with shop-teacher.

Spaceball-Two > Dr. Zoidberg - RIP Oppo
02/16/2017 at 09:51

Go out, not up.

Chariotoflove > shop-teacher
02/16/2017 at 11:22

That’s what I was thinking. If he’s not going to raise the roof, then I would think it would be cheaper than adding on at ground level, but you have to balance that against the utility of the finished attic.

shop-teacher > Chariotoflove
02/16/2017 at 11:25

Yep. Plus, if he does the attic, he’ll lose space on the first floor putting in a set of stairs.

Chariotoflove > shop-teacher
02/16/2017 at 11:27

Plus, he’ll keep hitting his head on his vintage chandelier collection.

shop-teacher > Chariotoflove
02/16/2017 at 11:27

Now that’s the biggest problem yet!

merged-5876237249235911857-hrw8uc > Dr. Zoidberg - RIP Oppo
02/16/2017 at 12:23

Either way you will have costs to add new exterior walls and their associated windows and cladding. So you’re probably a wash there, but with going up you will be changing the roof structure and adding new roofing, plus mods to the joists to allow you to have a new floor. With the out option, you will have roof and walls and all that too, but you will add the costs of a new foundation to the mix, this will not be inexpensive. Then you’ll have to heat and cool the space, and plumbing maybe, so it might be easier to add those services up or out.

All in all, it might be close to a wash, and it will come down to what finished look will suit the house better.

merged-5876237249235911857-hrw8uc > merged-5876237249235911857-hrw8uc
02/16/2017 at 12:25

Also, if it’s an attic, you probably don’t have stairs, so you’ll have that footprint to account for, then you’re heating and cooling will likely need to be bumped up, or adding an additional a/c and furnace to heat and cool the space.