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Your home seems much smaller when you have guests over for the weekend. Or maybe your family room just doesn’t function anymore for guests. Well, have you thought about an attic renovation that turns your empty attic into a space that can add square footage and value?
In its 2022 “Remodeling Impact Report,” the National Association of REALTORS cited a remodelers’ estimate of $100,000 to convert an attic to living area. It also found REALTORS expected a seller to recover $75,000 of that cost, or 75 percent, at resale.
Amy Hinck is design manager at Castle Building & Remodeling, Inc., in Minneapolis. Most of the clients who come to her usually want to turn the attic into a master suite with a bedroom, bathroom, closet and built-ins.
“Some ask for music rooms or to create a family room or to make finished storage. The typical reason they contact us is for additional space,” she says. “But I’m sure they also know that when they add more finished space, that adds value to their property.”
Most attics her company has worked on have become master suites. And most of the homes clients ask them to renovate are 1920s-1960s homes in Minneapolis and St. Paul.
“Sometimes we fur down the rafters in order to add a good amount of insulation. Typically knee walls are needed or remain in the design in order to support the rafters,” Hinck says. “We try to do trusses when we do dormers or additions, but oftentimes we still need to do some hand framing. “
Here are things you should consider before starting an attic renovation:
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Staircases to the attic and headroom codes
The needed headroom for a staircase to the attic is 6 foot 8 inches from front of nosing to ceiling. That clearance applies along the entire length of stairs. Also, codes will often set a minimum ceiling height for habitable rooms (bedrooms or living spaces). The International Residential Code, for example, requires a sloped-ceiling room to have 7 feet of height over half its required floor area. Your attic might not offer that, and that could put the project in jeopardy early.
Heating and cooling to the attic
“It’s usually a little challenging to get heating and cooling up to the space,” Hinck adds. “Oftentimes, we will utilize a closet or have to open another wall on the first floor and then do some patching on that floor.”
There is the option to do a separate system up in the attic, such as a ductless mini-split. It’s sometimes possible to install an electric baseboard heater as well. It can go in the bathroom or in places that forced air or hot water systems can’t easily reach. But long term, the energy costs will likely be higher. As a result, it’s not as efficient a way to heat the space.
How much does an attic renovation cost?
“It depends on if it’s already finished, if you want to add a bathroom, or what it’s being turned into,” she says.
Castle Building & Remodeling offers a cost calculator on its website. For a broader range, Angi puts most attic conversions at $7,500 to $35,000. Projects with dormers, skylights or HVAC cost more. If you add a dormer to increase head room, that increases the cost as well. Plus, where you live in the country can also change the price, too.
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Other uses for renovated attics
Besides a master suite, you could use the attic as a library, entertainment area with home theater and bar and pool table, or a guest bedroom. Other options include a teen hangout or multi-purpose room with workout area, office and lounging.
Features that make an attic renovation more livable
“Skylights are a good feature,” she says. “We also find most customers including built-in cabinetry to make best use of storage spaces in/behind knee walls. That could be bookcases or linen cabinets.”
Another not-so-obvious feature of an attic renovation is insulation. Properly insulating and/or venting the attic space will have a big impact on livability and functionality of the house. It decreases the likelihood of ice dams and subsequent damage. Insulation, venting, and roofing, all have a lot to do with each other.
Making the space inviting
“We tend to suggest painted or light colored stained millwork in attics and basements, as that helps brighten the space and make it feel more inviting,” she adds. “You can still match the profile of millwork on the first floor but can change the color.”
Definitely think about how you will get furniture up into the space. Consider modular beds and couches. Multi-piece showers or tile showers also make it possible to get them up the stairs. Sometimes enlarging a window will provide an additional access point for drywall or other materials during construction. After construction, it can serve as an access point for furniture.
Alternatives to an attic renovation
“For our clients, it’s usually a toss up between remodeling the basement, attic, or adding on to the back of the home,” Hinck explains. “If the basement hasn’t had many water issues in the past, or you can get that under control and install drain tile and make sure to take care of drainage appropriately from the exterior, the basement may provide more ceiling height/space to build than in the attic.”
