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Pricing on Building above Garage

8 years ago

Hi, I can't seem to find how much it costs to build over a garage when building a NEW home. (Many forums about building additions over existing garages, but nothing on new construction...)

I am in the stages of clearing my 5 acre lot, and trying to finalize my home floor plans. Of course, I will be asking the builder/design team the specifics of costing during our meeting. However I wanted to see if anyone has an estimate... I understand the costs varies greatly, depending on location, having a supportive garage ceiling, insulation, etc... but I just want the cost of building (not appliances/fixtures) so to give more detail:

I'm located in Northern Virginia. I have attached an image of the 2nd floor, I want to continue the existing hallway from house through the current Master Bedroom and into space above the garage. In this space I want 3 rooms;

- Master Bedroom - Master Bathroom - Walk-In Closet

Attached is a picture of the current floor plan, THANKS in advance!! :)

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Comments (7)

Kay
Original Author
8 years ago
Oh one more thing the dimensions above garage are: 19'-8"x25'-4" roughly 500 sq. ft.
cpartist
8 years ago
Is this a custom build or a tract builder? Tract builders tend to really jack up the price when making changes to their plans.
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There is no way to give an meaningful estimate, mother than to find out what the local average for price per square foot is for the work you want done---add on/remodel versus new construction. If there is no plumbing, the cost should be lower. But, costs/fees for surveying, soil compaction(for foundation) and permits/etc. have to be considered. Sounds as if the plan would increase the value of the house to some extent. My personal belief is if a person wishes to spend decades in a home, has the money to spend without putting their finances upside down, and simply wants the home to be theirs and comfortable, who cares about resale value
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That sounds really high to me. We built a 28' x 36' garage with a loft - it had a brick face, hardie plank on the sides and back, insulated, heated and cooled, plumbed, with a separate electrical service for around $50,000. Our cost of living is probably less than yours but still if you are not plumbing and heating the space then that seems a bit high. I mean we know the materials cost for a 26' x 28' garage in the D.C. area is around $6,224 for grooved siding. to remove the siding and add brick will be a good bit of money, and that doesn't include foundation, insulation or labor but it seems unlikely that those things would add $50,000. Aside from brick you can build a sided garage in a long weekend once you get the foundation done.
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If I have a choice I would never have a bedroom above a garage, without anymore info can’t comment on your situation. As for price we would not hazard a guess on this forum , you need to get some estimates in your area.
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Is it worth insulating the garage? Master is above the garage.
Q
Comments (14)
"We have a brand new build with a HERS rating of 53................ The issue is the master is subjected to the added temp stress of both the hot summer and cold winters in Ohio." How new? I take you've had at least 1 winter and 1 summer there already? If the garage ceiling is insulated to its full depth then you'd have to add a false ceiling to increase it. Alternatively, you could remove the fiberglass insulation (I'm assuming its fiberglass) and use spray foam for added R value. Both of these involve a lot of construction, though, and would cost quite a bit more than your initial $300 budget. If the house is new and HERS 53, isn't your builder responsible for this issue? (A HERS 53 score is significant because it's a Presidential Award threshhold that builders tout when trying to earn your business!)
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PRO
Mark Bischak, Architect
8 years ago
last modified: 8 years ago
It will cost between $1,000 and $1,00,000; depending upon your geographic location and the design.
PRO
Springtime Builders
8 years ago
last modified: 8 years ago
Don't forget the indoor air concerns of sharing air with your car. Those costs are head scratchers.
adkbml
8 years ago
last modified: 8 years ago
I think the general response is that there are too many variables to even think of guessing at what your build cost is going to be. Based on the above image, you are adding 965 sq ft to an existing new home build. Maybe think of it as a percentage instead (for instance if your existing new home is 3000 sq ft, adding another 500 sq feet (new MBR, Bath, Closet) will roughly push the build price up 15%.
neonweb US 5b
8 years ago
There is more to it than just materials, but your local lumber yard can help with sizing and cost of materials specific to your area.
User
8 years ago
Start at 100K and the sky is the limit on the upwards number. Changing the design in mid construction is more expensive than a bare bones cheap remodel.

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