What it is
Attic and dormer expansions
Most bungalows have a half-story under the roof. A dormer gives it the headroom and the window wall it lacks.
We check the rafters, the joists below and the stair path before we draw. If the attic works, you see where each wall, window and stair goes before the permit is filed.
What's included
Dormer framing and the roof tied in
A new stair, sized to the code's rules
Insulation, heating and cooling
Wiring, outlets, and smoke and carbon monoxide alarms
Drywall, trim and flooring
Permit drawings and the city's inspections
What changes the cost
Five things that move an attic estimate
We don't print an average, because the house decides. These are the things that move your written estimate.
Headroom and roof shape
A steeper roof needs a smaller dormer. A low one needs a longer dormer.
Where the stair goes
It takes room from the floor below, so it shapes both floors.
One dormer or a full one
A single dormer is a smaller job than one across the whole back slope.
Heating and cooling
Extending the existing system or adding a new one for the floor.
Old wiring and plaster
What's in the walls of a 90-year-old house is only known when they open.
Finishes
Flooring, windows, trim and what's in the bath.
How it goes
An attic expansion, week by week
- Weeks 1–2
Step 1: Measure the attic, the stair path and the roof framing
- Weeks 3–6
Step 2: Drawings, with an engineer's review of the rafters and floor
- Weeks 7–14
Step 3: City plan review, as a range
- Weeks 15–16
Step 4: Permit, materials and your written schedule
- Weeks 17–26
Step 5: Build: the roof is open only for the dormer framing and new roofing, and we write those days down for you
Typical ranges, for planning. Your written schedule sets your weeks.
Questions about this job
Is my attic tall enough?
Headroom is the first thing we measure. Rooms have minimum ceiling heights in the code, and a dormer can add them where the roof can't. We tell you in writing after the visit.
Will the roof be open to the rain?
Only for the days the dormer is framed and roofed. We cover it every evening and watch the forecast, and we write those days into your schedule.
Can we stay in the house?
Usually. The attic is above you, so we seal the stair opening with plastic and keep the work areas separate.
Do I need an architect?
The city asks for sealed drawings on most additions. We bring in an architect or structural engineer for them and manage the work.
Want to know if your house can do this?
Book a site visit. You get a written answer, including when it's no.