Set Your Budget
Plan your attic conversion budget from $25,000 to $75,000 depending on scope, dormers, and finishes. Include a 20% contingency for the unexpected.
Why Detailed Budgeting Matters
An attic conversion is a significant investment that can range from $25,000 for a basic conversion to over $100,000 for high-end finishes with multiple dormers and a full bathroom. Without careful budgeting, costs can spiral out of control, leaving you with an incomplete project or financial strain. A detailed budget helps you make informed decisions about where to splurge and where to save, ensures you have adequate financing, and prevents the stress of unexpected costs derailing your project.
Cost Breakdown by Category
Structural Work
Access & Egress
Dormers (If Needed)
Mechanical Systems
Bathroom (Optional)
Finishing Work
Sample Budget Scenarios
Basic Conversion
- ✓ No dormers needed
- ✓ Basic stair access
- ✓ No bathroom
- ✓ Minimal structural work
- ✓ Standard finishes
- ✓ 400-500 sq ft
Mid-Range Conversion
- ✓ One dormer for headroom
- ✓ Quality staircase
- ✓ Half bathroom option
- ✓ Mini-split HVAC
- ✓ Mid-range finishes
- ✓ 500-700 sq ft
High-End Conversion
- ✓ Multiple dormers
- ✓ Custom staircase
- ✓ Full bathroom
- ✓ Premium HVAC
- ✓ High-end finishes
- ✓ 600-800+ sq ft
Creating Your Budget
Define Your Project Scope
Before getting quotes, decide what you need and want:
- •Do you need dormers for headroom, or is your existing space adequate?
- •Will you add a bathroom? Full, 3/4, or half bath?
- •What rooms will you create? Bedroom, office, playroom, or flex space?
- •What finish level do you want? Builder-grade, mid-range, or premium?
Get Multiple Contractor Quotes
Get at least 3 detailed bids from licensed contractors:
- •Ask for itemized bids, not just lump sum totals
- •Ensure all bids cover the same scope of work
- •Clarify what's included: permits, debris removal, final cleaning
- •Be wary of bids significantly lower than others - ask why
Pro Tip: The lowest bid isn't always the best value. Consider experience, references, and communication quality.
Build Your Spreadsheet
Create a detailed budget tracking document:
- •List every category and line item from contractor bids
- •Add columns for estimated, actual, and variance
- •Include soft costs: permits, engineering, inspections
- •Track selections: fixtures, flooring, lighting
Add Your Contingency
Always budget extra for unexpected issues:
15-20% contingency is essential. Attic projects commonly uncover issues like rotted wood, inadequate wiring, old plumbing, or ventilation problems that weren't visible until demo began. Without contingency, you may have to stop work or make compromises you'll regret.
Pro Tips
- ✓Don't skip the contingency - it's not optional, it's essential for attic work
- ✓Splurge on insulation and HVAC - you'll thank yourself every summer and winter
- ✓Consider future needs - wiring for a bathroom now is cheap vs. later
- ✓Get fixed-price contracts for major work to limit exposure to overruns
- ✓Phase the project if budget is tight - rough-in bathroom plumbing now, finish later
Frequently Asked Questions
How much does an attic conversion cost on average?▼
The average attic conversion costs $40,000-$60,000 for a 400-600 square foot space. Basic conversions without dormers or bathrooms can be done for $25,000-$35,000, while high-end projects with multiple dormers, a full bathroom, and premium finishes can exceed $75,000-$100,000.
What is the biggest cost in an attic conversion?▼
Dormers are typically the biggest single expense, ranging from $8,000-$20,000 each depending on size and style. Structural reinforcement ($3,000-$15,000) and stair construction ($3,000-$10,000) are also major costs. If you don't need dormers and have adequate headroom, costs drop significantly.
Is an attic conversion worth the investment?▼
Attic conversions typically return 50-75% of their cost in increased home value. A $50,000 conversion might add $25,000-$37,500 to your home's value. However, the real benefit is often the added living space without the disruption of a full addition. In high-cost housing markets, the ROI can be even better.
How much contingency should I budget for an attic conversion?▼
Plan for a 15-20% contingency on your total budget. Attic projects often uncover hidden issues like inadequate electrical capacity, rotted wood, or insufficient ventilation. A $50,000 project should have $7,500-$10,000 set aside for unexpected costs.