FINISHING YOUR ATTIC SPACE
What should it cost?
An attic bedroom (or home office or other functional space) reclaims an area previously used as dead space- for a catch-all for all the family’s discards. Optimizing every bit of livable space is especially important now, with some homeowners delaying a move for financial reasons. Another plus: Repurposing the space under your roof also avoids many zoning and easement concerns — common chores when adding onto a house. Here is some guidance about the cost to finish attic space.
An Approximate Estimate: $100k
Converting an attic to a living area yields a healthy return on your investment. According to the Remodeling Impact Report from the National Association of REALTORS®, an attic living space conversion costs an average $100,000 and returns 75% of its value if you decide to sell your house.
But just because adding livable space under your rafters is a smart money move, it may not be practical or even doable. To determine if it's right for you, here are some things consider:
v Building Codes
v Support Structures
v Electrical. HVAC, Plumbing
v Attic access
REVIEW BUILDING CODES FIRST!
Although homeowners often view building codes as obstacles, the real missions of codes are safety and durability. Because local codes vary, your building inspector can provide a list of applicable codes and required inspections for your new room.
· Ceiling codes: Generally, 7 feet 6 inches high over a minimum floor area of 70 square feet. If your attic is shorter than required by code, you won’t be able to remodel it into living space.
· Joist codes: Ask an architect or structural engineer if your attic floor joists meet local codes and can support the additional weight of a remodeled space. Also ask if the rafters can support drywall, lighting, electrical, plumbing, and HVAC system components. Consultation costs an average $400 to $800.
· Egress codes: If you're converting to a bedroom, regular bedroom egress codes typically require at least two exits — a doorway and usually a window. An attic bedroom requires both a window and a staircase to the level beneath. Having an escape ladder in clear view is always a good idea. And of course, check with your town’s ordinance.
STRUCTURAL CHANGES
The structural framing beneath your roof — rafters or trusses — will determine if you can add livable space and what it might look like.
Rafters, internal beams extending from the peak of the roof to its eaves, provide a center open space that you can readily remodel.
Trusses, W-shaped framing that supports the roof, make things harder. To achieve the attic room you want, you might have to cut through, shore up, and otherwise alter the very structures that keep your roof over your head. This may not be practical. Consult a structural engineer and/or a licensed architect to determine if modifying trusses is a good idea.
WIRING PLUMBING HVAC
· Electrical: Consult a licensed electrician to determine if your electric panel has room for additional breakers and can handle the increased load of an attic room. If your system can handle the additional demands, running wires to the attic is relatively simple.
· Plumbing: If you're adding a small bathroom to your new room, cut costs by locating the bathroom close to the main stack — large pipes that carry wastewater to your sewer or septic tank. This reduces the length of pipe you’ll run between sink-shower-toilet drains and the stack.
· HVAC: An HVAC specialist will tell you if your forced air blower can move enough air to both heat and cool your new attic room. If it doesn’t, electric baseboard heating and a window air conditioner may suffice. Be sure your electrician knows your heating and cooling plans to determine the total electrical requirements of your new room.
YOUR ACCESS TO THE SPACE
If your converted room will be a bedroom, it will require a standard staircase to meet code; a ladder is insufficient. Adding a staircase will take up space in a room below the attic, so consider converting a closet. You may be able to regain that storage space by using space under the new staircase.
Staircases with straight runs are easiest to construct but take up the most area, just over 40 square feet. Depending on materials and finishing touches, such as newel posts and hardware, costs can range from $3,000 to $5,000.
THE RESALE VALUE
Converting an attic to a living area provides $75,000 in cost recovery, which is 75% of the $100,000 average expense.
FINDING A GOOD CONTRACTOR
Call me! I have 40 years of experience and contacts that can lead into a successful conversion. Call me. My team can help.
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