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.

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.

For a pop top in Falls Church, I’ve been quoted anywhere from 475-650k. I’ve been told the biggest expense is taking off the roof and protecting the first floor during construction from weather, etc. The construction would add 1500 sq ft to the house. Quotes were during covid over the last 1-2 months

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.

How much is kitchen bumpout and 2nd floor MBR/MBA add in Falls Church?

NP here. Not sure if all the lower quotes were all post covid or pre-covid. We are looking at closer to the 450-550k for a similar poptop and main level changeout. If these are during/current postcovid costs, please share where you live and refer the builders, even those that gave similar quotes if you didn't go with them but recommend them.

We live in fairfax county and spoke to 3 design build and 1 builder/GC beginning in July/Aug where all the quotes averaged around 450-485k. 390k from one design build if we did not include a 1 level addition off the carport and side of the house at 9x10ft. We were looking for 1300sqft pop top for a 1960s rambler with walkout basement and 2nd story deck and carport. (Pop top and reno asks were 3-4bdrm/2-3 bath adds+small laundry closet), a kitchen reno on main floor, knocking out some walls on main to merge 2 bedrooms for either a bigger bedroom or extra living space, addition off the side of main level (9x10ft) for mudroom/pantry, enclose our carport and new/updated deck. They all came in with high level estimates of 450k-500k depending on whether a deck update or new was included. The builder got more specific specs as we started working with draftsman/architect and he came in at 480k (300k poptop, 130k main lvl reno, ~50k+ for new deck/screened porch depending on what features we were seeking on the porch). The builder estimate was probably the lowest cost of all with moderate allowances and he factored in for increase in lumber which added another 25-30k. We are now waiting on more formal bid results and are expecting it to come in around 550k since we made the screened porch a 20x20 and asked for composite, all hardwood in home etc.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I’ve been told closer to $400-$500K

This seems more accurate.

Lumber has doubled in price, good contractors are booked months out, this isn't just a second floor project but a whole-house renovation (reconfiguring the ground floor is going to require hvac, electrical, and possibly plumbing work, and maybe new flooring.

Honestly might be cheaper to do a full gut reno.

Anyone quoting you 300 a sqf to add a second floor is raping you.

I agree. It should be more like $150-180 psqft if no excavation or foundation work is needed.

Anonymous wrote:

Anonymous wrote:I’ve been told closer to $400-$500K

This seems more accurate.

Lumber has doubled in price, good contractors are booked months out, this isn't just a second floor project but a whole-house renovation (reconfiguring the ground floor is going to require hvac, electrical, and possibly plumbing work, and maybe new flooring.

Honestly might be cheaper to do a full gut reno.

Lol! No, it’s not that much unless you are a builder and pumping the cost on this board. Lumber got expensive but nothing like it would increase the cost by almost double.

op, $250k is a reasonable number unless you go for pretty fancy updates.

We're adding 500sf above an existing house, plus a pretty big gut reno of most of the existing space (except the kitchen.) Bids ranged from $310k to $475k. Once we started, we found some rot and other issues that added $40k to the cost. And you'll find all kinds of other ways to keep the cost going - we're now adding a porch as well. Plus factor in the cost of staying elsewhere for 6+ months. We've been in our house for a long time and it needed a lot of work, but I think in most cases it's cheaper to buy a different house.

Shells only

Any good pop top builders in NOVA people would recommend?

We added a 2nd a 1050sf rambler - 4 bedrooms and 2 baths up, and an extensive redesign of the first - for 330K 7 years ago.

Anonymous wrote:

Anonymous wrote:$300k min and it’s not worth it.

we did it, bought our house for $200 years ago, finally did it spent $250 house is worth 1.4 now.

i'd say it is worth it.

That’s now how you appraise if renovation is worth it.

Anonymous wrote:$300k min and it’s not worth it.

we did it, bought our house for $200 years ago, finally did it spent $250 house is worth 1.4 now.

i'd say it is worth it.

Anonymous wrote:

Anonymous wrote:I’ve been told closer to $400-$500K

This seems more accurate.

Lumber has doubled in price, good contractors are booked months out, this isn't just a second floor project but a whole-house renovation (reconfiguring the ground floor is going to require hvac, electrical, and possibly plumbing work, and maybe new flooring.

Honestly might be cheaper to do a full gut reno.

Anyone quoting you 300 a sqf to add a second floor is raping you.