Hi all-

My boyfriend and I house hunting and the one we really like has an unfinished attic. The space is decent sized and, if finished, would serve as a nice master bedroom. We're just curious about what kind of cost we would incur by finishing it. I know that this kind of work varies by where you live, materials used, etc. I'm just looking for a totally general ballpark idea of what it would cost to put in insulation and drywall, run the hvac ductwork up there, create electrical outlets, and re-do/finish the floorboards.

We just don't know if this would cost $5K or $15K... we just have no clue where it would even begin. Any ideas would be helpful. Thanks!

I have no idea what renovating the attic would cost either. I am sure you will be asked the square footage, or something to quantify the budget.

What I want to offer for advice is to check with the local building or planning dept, to learn of any codes that may or may not allow you to furnish this space into a bedroom.

Each level of a dwelling needs two fire egress. If this is an attic above a two story home, you may need to add an exterior fire escape, for example.

A rough but could be fairly acurate way of guestamating a remodel is to take the cost of materials times three.
If your hiring someone to do the work.

The company that did my remodeling had a cost per foot "rough guess-timate" that they gave me over the phone. For example, converting a basement to a family room is an average of $X a square foot.

He asked me think about the cost and then let him know whether I wanted him to give me an actual estimate.

In drawing up your plans, count on having to add floor joist. Ceiling joist are seldom sufficient to support a floor.

We usually bid it this way in most rehabs.

Figure materials add 10%
The take that figure and double it for labor.
Now add that to the materials.

To give you a rough estimate without knowing the scale there. Lets run with $125.00 per square foot as if it was New Construction. 50% of that is materials. So that comes out to $187.00 per square foot. This is a generic estimate. Always get 3 Bids and check references along with Job Insurance.

I Greatly detail the job scope on what the bid includes. Also I add "Not to exceeded" So everyone is on the same page. Also I make sure I get addendum's signed for added work the customer ask for and or an unforeseen we run into. Rehab is the most difficult thing for a Home owner to go through. Its tough for the Contractor also. He wants to please and not create animosity which is a disease on any Job site.

I also make sure I put in writing what the time and material labor rates are. Be aware of the draws on the contract. I usually have it set up in 3 or 4 draws. If I have a Big rehab I Set up an account at a bank with my company's name on it and the customers name on it ( There deposit) to make sure the monies is there to do the work to ensure I won't get stung. No one single person can touch it until all is well. It gives incentive for the Customer and the Contractor to work together. It can be a delicate relationship to say the least.