Cost of a second floor

[Anonymous]

Anonymous wrote:

Anonymous wrote:Adding 4 bed/bath + laundry room on second level, main level renovation, adding front porch and a rear screened in porch we were quoted $600K-$700k in N. Arlington, high end finishes.

Omg why not just do a full tear down? We had a quote from Focal Point for $650k for 5000sqft new build.

When we did ours (330K, 7 years ago; we have 2300 sf now) we were right at the cusp of a teardown. A couple ginormous trees and grandfathered setbacks were the deciding factors. Well, and getting the variance we needed - the trees helped there!

[Anonymous]

Anonymous wrote:

Anonymous wrote:Adding 4 bed/bath + laundry room on second level, main level renovation, adding front porch and a rear screened in porch we were quoted $600K-$700k in N. Arlington, high end finishes.

Omg why not just do a full tear down? We had a quote from Focal Point for $650k for 5000sqft new build.

PP w/the 500sf bump-up: What you'll get for $650k in this area is not great. And that surely doesn't include site fees and other costs. We're working with a contractor who does renos as well as new builds - they showed us an $850k project (pre Covid and not including permits/site costs) that was one of the least expensive new builds they'd ever done.

I'm surprised by the PP who did an bump-up/out in Kensington for $225k. But a lot depends on what you do and don't do beyond just adding new space. We're adding on but doing a lot of work elsewhere - basically everything except a total kitchen remodel. Plus all new windows and doors. That was the single biggest line item of the project.

[Anonymous]

We are about to begin a renovation and addition in Arlington. Adding 2 bedrooms and 2 baths up (and reconfiguring begat is already there) for a total of 4 beds/3 baths up. Expanding kitchen and adding family room with fireplace on main level. Turning one current main level BR to an office with French doors and expanding the main level bedroom. Doubles our above ground square footage from 1600-3000. $500k.

[Anonymous]

13:47 PP. adding a mudroom and dining room too.

[Anonymous]

I have never seen a second floor addition that looks good, doing a huge reno like this is almost the cost of a tear down.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Adding 4 bed/bath + laundry room on second level, main level renovation, adding front porch and a rear screened in porch we were quoted $600K-$700k in N. Arlington, high end finishes.

Omg why not just do a full tear down? We had a quote from Focal Point for $650k for 5000sqft new build.

We spoke to several builders and to achieve the fit/finishes we wanted it was going to cost $1M for a new build.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Adding 4 bed/bath + laundry room on second level, main level renovation, adding front porch and a rear screened in porch we were quoted $600K-$700k in N. Arlington, high end finishes.

Omg why not just do a full tear down? We had a quote from Focal Point for $650k for 5000sqft new build.

We spoke to several builders and to achieve the fit/finishes we wanted it was going to cost $1M for a new build.

Yep, "high end" can get really pricey really quick!

[alamai]

Anonymous wrote:Currently adding 900+/- sqf second floor to our current 2/1, one story bungalow in Del Ray. We are finishing basement at the same time.

Will end up being new 3/2 up, 1/1 on the main, new kitchen on main, and new 1/1 in the basement for about 2400sqf total. We shopped 3 Design Build firms but ultimately went with an architect who has done many in then neighborhood.

Then we shopped their plans to 4 builders and picked one. Settled at 350k. We are both lawyers so we drew the contract so tight that there won't be any real deviation from that number.

FWIW- all this work and research got us to the exact same place pretty much everyone else ended up at doing the same thing. 30k0-35k is just the number.

Thinking about doing the same.
Please share your choice of Architect & Builder. Also, why did you decide against using a Design-Build firm?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Adding 4 bed/bath + laundry room on second level, main level renovation, adding front porch and a rear screened in porch we were quoted $600K-$700k in N. Arlington, high end finishes.

Omg why not just do a full tear down? We had a quote from Focal Point for $650k for 5000sqft new build.

We spoke to several builders and to achieve the fit/finishes we wanted it was going to cost $1M for a new build.

Yep, "high end" can get really pricey really quick!

Also much easier to get permits to add on than to tear down and rebuild.

[Anonymous]

Design/Build firm is usually much more $$

[Anonymous]

We did a "pop top," but the Architect did a great job of making not look like a pop top (It looks like a new build). Added a complete second floor, Screened and Front Porches, Garage w/ Office above. Custom kitchen, etc etc.

We love it but......in the end we should have just torn it down. You live you learn.

Keep in mind if you work with an Architect (not tied to a design firm) they charge above the contractor fees....

[Anonymous]

Anonymous wrote:We did a "pop top," but the Architect did a great job of making not look like a pop top (It looks like a new build). Added a complete second floor, Screened and Front Porches, Garage w/ Office above. Custom kitchen, etc etc.

We love it but......in the end we should have just torn it down. You live you learn.

Keep in mind if you work with an Architect (not tied to a design firm) they charge above the contractor fees....

Can you explain why you should have just torn it down?

[Anonymous]

Anonymous wrote:We just finished a second story addition and dining room bump out in Kensington on our small 1950s rambler. Second story addition was 850sq ft, with master bed/bath, office, and library/sitting area. The first floor bump out was 150sq ft. Also added a small front porch. $225k. Nothing was reconfigured on the first floor and no major foundation work — and thankfully no major surprises. We signed the contract (we went design build) before back In late 2019 before COVID and it was finished in September.

I have no idea if you will see this since I am bumping a months-old thread, but wonder if you could share who you worked with? We are in Kensington and prepping to do something similar. I know it will cost more than it did in 2019 but would still love to know what firm you used! TIA.