How much does it cost to add a bedroom?
How much does it cost to add a bedroom?
$150 – $500+ cost per square foot
$30,000 – $150,000+ total cost (200 – 300 square feet)
Cost to add a bedroom to a house
The cost to add a bedroom ranges from $150 to $500+ per square foot. The total bedroom addition cost depends on the room size, your geographic location, the materials you select, and whether you're building out, up, or converting existing space. Luxury finishes, challenging site conditions, or areas with high labor costs can result in higher prices.
| Bedroom dimensions (feet) | Square feet | Average cost |
|---|---|---|
| 8 x 10 | 80 | $12,000 – $40,000 |
| 10 x 10 | 100 | $15,000 – $50,000 |
| 10 x 12 | 120 | $18,000 – $60,000 |
| 12 x 12 | 144 | $21,600 – $72,000 |
| 11 x 14 | 154 | $23,100 – $77,000 |
| 12 x 15 | 180 | $27,000 – $90,000 |
| 15 x 15 | 225 | $33,800 – $112,500 |
| 15 x 20 | 300 | $45,000 – $150,000 |
| 18 x 20 | 360 | $54,000 – $180,000 |
| 20 x 20 | 400 | $60,000 – $200,000 |
Average cost to add a bedroom and a bathroom
The cost to add a bedroom and bathroom falls at the high end due to the additional plumbing, fixtures, and structural requirements, with most mid-range additions costing $400 to $500+ per square foot.
Adding both a bedroom and bathroom together often increases a home's value more than a bedroom alone and provides greater functionality for family members or guests.
Though a primary suite with a bedroom and bathroom can add more home value, the higher construction costs often result in a lower return on investment (ROI) than a simple bedroom addition.
Bedroom addition cost factors
The table below shows a typical breakdown of labor and material costs for bedroom additions. However, keep in mind every home has its own set of unique characteristics and challenges, so the exact breakdown for your specific bedroom addition may vary.
| Factor | Average cost (per square foot) |
|---|---|
| Labor | $70 – $300+ |
| Materials | $80 – $200+ |
| Average total cost | $150 – $500+ per square foot |
Many variables influence the final cost of a home addition project, including:
Size: Larger rooms require more materials and labor hours to complete. However, the cost per square foot typically decreases slightly as the room size increases because fixed costs like permits and design are spread across more square footage.
Complexity: Design complexity affects both labor and material costs. Simple, rectangular additions with standard ceiling heights are most economical. Features like vaulted ceilings, custom windows, irregular shapes, or complex rooflines add significant costs to the project.
Second story vs. ground floor: A second-story addition costs more due to the structural changes needed to support the increased weight on the home. Adding stairs may also require extra engineer or architect fees.
Existing structure: Your home's existing structure can either simplify or complicate the addition process. Factors like the foundation type, wall construction, and roof design all impact the cost.
Features & finishes: The quality of materials and finishes you select has a major impact on your final cost. Basic builder-grade materials might cut costs initially but may not provide the longevity or aesthetic appeal of higher-quality options.
Permits: Most localities require building permits for bedroom additions, with costs ranging from $500 to $2,000 depending on the location and project scope.
Insurance: Adding square footage to your home will likely increase your homeowner's insurance premiums. Contact your insurance provider before beginning construction to understand how your rates might change. Typically, expect a 10% to 25% increase in your annual premium after adding a bedroom.
Planning & design
Proper planning and design are crucial to a successful bedroom addition. Professional design services add to your total project budget but can help prevent costly mistakes and ensure your addition integrates seamlessly with your existing home.
An architect costs $100 to $250 per hour or 5% to 20% of the construction cost.
Structural engineers charge $100 to $220 per hour, or $500 to $3,000 on average for design plans and drawings.
Interior designer consultation fees range from $50 to $200 per hour.
Labor
Labor makes up a significant portion of the cost of a bedroom addition, with several professionals needed to complete the project. The table below shows the average cost for various components and fixtures that may apply, depending on the home's existing structure and the new bedroom design.
| Service | Cost range |
|---|---|
| Building / structural | |
| Foundation cost | $6 – $14+ per square foot |
| Flooring installation cost | $4 – $15+ per square foot |
| Framing and drywall cost | $25 – $64+ per linear foot |
| Siding cost | $4 – $13+ per square foot |
| Roofing cost | $3 – $6+ per square foot |
| Electrical | |
| Light fixture installation cost | $70 – $300+ |
| Outlet installation cost | $150 –$350+ |
| Ceiling fan installation cost | $250 – $700+ |
| Light switch installation cost | $100 – $300+ |
| Subpanel installation cost | $400 – $1,500+ |
| Plumbing (if adding a bathroom with the bedroom) | |
| New plumbing pipes cost | $450 – $1,800+ per fixture |
| Toilet installation cost | $350 – $800+ |
| Vanity installation cost | $400 – $4,000+ |
| Sink and faucet installation cost | $550 – $1,950+ |
| Shower installation cost | $1,000 – $8,000+ |
Addition vs. conversion
Building a new bedroom addition typically costs more than converting existing space, but both approaches have advantages and considerations that might influence your decision. Conversions take less time and money, but you'll be giving up existing space. Additions cost more and take longer to complete but may add more value.
| Factor | New bedroom addition | Convert existing space |
|---|---|---|
| Average cost | $150 – $500+ per square foot | $50 – $200 per square foot |
| Timeline | 4 to 12 weeks | 2 to 6 weeks |
| Permits | Extensive | Often simpler |
| Disruption level | High | Moderate |
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Popular conversion options include:
Converting an attic to a bedroom costs $15,000 to $75,000+.
Finishing one bedroom in a basement costs: $3,000 to $12,000+.
Converting a garage to a bedroom costs $5,000 to $50,000+.
Each conversion type has specific requirements regarding ceiling height, egress windows, insulation, and HVAC considerations. Consult with a contractor to determine if your space meets building code requirements for bedroom conversions.
FAQs about adding a bathroom
Does adding a bedroom increase home value?
Yes, adding a bedroom typically increases home value. According to real estate experts, a bedroom addition usually returns 50% to 75%+ of its cost in increased home value, depending on your local market and the quality of the addition. Adding a primary suite has closer to a 25% return due to the significantly higher project cost.
Do I need a window in a bedroom addition?
Yes, building codes almost universally require bedrooms to have at least one window that meets egress requirements for emergency escape and rescue. This window must:
Have a minimum opening area of 5.7 square feet.
Have a minimum opening height of 24 inches.
Have a minimum opening width of 20 inches.
Be no more than 44 inches from the floor.
Some jurisdictions allow alternatives like egress doors that lead directly outside or specially designed egress skylights, but standard windows remain the most common solution. Always check local building codes before finalizing your bedroom addition plans.
How long does it take to build a bedroom addition?
The timeline for a bedroom addition typically ranges from 4 to 12+ weeks, depending on the project's complexity, size, and whether you add a bathroom. Factors that can extend the timeline include material availability, weather delays, contractor scheduling, and unforeseen issues discovered during construction.
Working with an experienced contractor who maintains clear communication can help keep your project on schedule.
Getting estimates from bedroom addition contractors
Obtaining accurate estimates is crucial for budgeting your bedroom addition project. Follow these guidelines when requesting quotes from bedroom addition contractors near you:
Develop a clear project scope: Create a detailed description of your project including dimensions, features, and preferred materials.
Request itemized estimates: Ask contractors to break down costs for materials, labor, permits, and other expenses.
Get multiple bids: Obtain estimates with similar details from at least 3 reputable contractors to compare prices and approaches.
Check credentials: Verify licensing, insurance, and references for any contractor you're considering.
Review the contract carefully: Ensure all project details, payment schedules, and warranties are clearly spelled out before signing.
Keep in mind that low bids may not always represent the best value. Consider each contractor's experience, reputation, and communication style alongside their price when making your decision.
Questions to ask a home addition contractor
Asking the right questions helps you find a contractor who's a good fit for your project. A contractor's answers and their willingness to address your concerns can reveal a lot about their professionalism and whether they're the right fit for your bedroom addition project.
Here are essential questions to ask during your initial consultations:
How long have you been building bedroom additions?
Can you provide references from similar projects?
Do you handle permitting, or is that my responsibility?
What is your typical payment schedule?
How do you handle changing orders if we need to modify plans?
Will you provide a written warranty for your work?
What's your approach to solving unexpected problems?
Who will be my main point of contact during construction?
Do you use subcontractors, and if so, are they licensed and insured?
What's your estimated timeline for completing this project?
Using our proprietary cost database, in-depth research, and collaboration with industry experts, we deliver accurate, up-to-date pricing and insights you can trust, every time.