Hi BP Community, I'm considering doing a high end redesign and addition to an 1800 sf SFH. I'd like to gut and redesign the existing first floor of the house and add a 1400 - 1500sf second floor for a total living area of 3200 - 3300sf. The property is on the west side of Los Angeles and I'd like to know what this kind of higher end project will cost me i.e. plans, engineering, permits and construction costs? I don't know if "high end" is the right description so I'll tell you some of the features I'm considering and maybe you can tell me if it's high end or mid range? Mediterranean Style or Traditional Style, 4 beds, 3 or 4 baths, smooth stucco finish for Mediterranean and stone and stucco (not smooth) for Traditional, a few arched windows the rest rectangular. Two car garage. Interior- 10' ceilings (currently has 8' ceiling), crown moldings throughout the whole house, 4-6" base moldings throughout. Gas fireplace on first floor. 12mm engineered floors everywhere except baths. Baths flooring is 18x24 porcelain tile. Kitchen counters are granite, back-splash either granite or some kind of stone tile. Maybe I should stop here and wait for your response and questions. I just wanted to give you some idea of the type of project I'm planning so you can give me some kind of idea of the costs. Thanks for your help. Deborah

@Hugh Ayles Thanks Hugh. This information on the feasibility study gives me a much clearer picture of how to proceed and what it will cost to get preliminary drawings to show a contractor. Very helpful and thanks again.

@Deborah Cavallaro What you are looking for is a feasibility study. Start with an architect. I would expect you might come out of pocket $500-$1,000 for this, maybe more. You want to make sure you are properly capitalized before startling this project. This may mean spending a few thousand dollars and then deciding this project is not worth pursuing. You may want them to provide schematic drawings and scope of work. With that info, a competent GC should be able to get you a reasonable estimate. Schematic documents are very preliminary, so keep that in mind. As an owner I would put 10% contingency on top of your contractor's budget at the schematic phase. You are jumping right into the deep end of the pool for a potential first project.

@Deborah Cavallaro 1K sounds about right for the assessment, with this big undertaking, I would not get details until I am sure it will pan out. To save money, you visit some stores and get SKU and prices per piece, it is either you spend time to gather information or you pay someone to do it for you. Here is what I will do, hire an engineer for the "raising" of that ceiling, then have a draft drawing limit to 2-3 pages (this is not a full blown plan), then get an estimator or contractor or project manager who you can pay for estimate quantity in paper. Once you get quantity survey/take-offs, you can send the plans and quantity for a paper bid. You could be spending about 2-3k if you want to be accurate, it depends totally on what you want to do. One thing is for sure, if you don't spend for professionals before you sign that contract, you might end up of paying for it 10-20 times more during the reno.

@Deborah Cavallaro You need a design and a spec so the contractor can develop a scope of work and estimate what it will cost. I wouldn't use what an engineer to told you to base a bid on. As a contractor, I would want the design completed and stamped and signed off on by a design professional. Be wary of the shotgun approach. It could get you into real trouble. Hey, maybe become friends with an architect ?

@Glenn Banks I get that you have to pay for an engineer or architect I just don't want to lay out 10k to find out if the project is viable. I don't know, but I would think that an engineer could come out and look at a project and give me a ballpark idea of what will be necessary. Then at least I could go to a contractor and tell him what I need and have him give me an estimate on doing that work. Is that an unreasonable assumption on my part? If I have to shell out $10k just to find out if a project is a go or no go that's not too practical for me.

@Charlotte Moore No problem Charlotte, we're all in this together right?

Contractors Costs Per Square Foot for Second Floor Additions?

Stephanie Ericson

Architect · Portland, OR · Member since 2015 · 9 posts · 10 votes

10y

Hi Deborah,

I am an architect here in Los Angeles and am currently helping several families with additions and remodels of this nature also on the westside. The numbers that I am seeing right now are in the range of $250-350 per square foot for construction costs. For your overall project budget, I would add another 10-20% for soft costs (the plans, engineering, permits, etc.). And your holding costs for the property would also be additional thing to consider.

best,

Stephanie

2 Reply

Manolo D.

Contractor · Los Angeles, CA · Member since 2015 · 4k+ posts · 1k+ votes

10y

Stephanie Ericson That's a two part price, one for addition and another for just gut out (presuming) and raising ceiling. And I believe those prices are retail and/or really high end. Although Deborah Cavallaro is posting something on higher end, how high, who knows, until there's a figure per sf on finishes, can't really tell.

Contractors Costs Per Square Foot for Second Floor Additions?

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