What’s the cost of a finished attic and is it worth it?

After years of renting, being able to make material changes to your home is an amazing opportunity. However, not all renovations are worth the time and money investment.

If you have an attic in your home, you might have a space with untapped potential. Finishing an attic and turning what’s typically a storage space into a livable one might require adding flooring, electrical wiring, ventilation work, plumbing, and more — but the improvement in your quality of life and the potential increase in your home’s value may pay off.

The typical cost to finish an attic ranges from $4,600 to $16,400, with an average cost of $10,500, according to Angi. Finishing an attic could mean a lot of different things — turning it into an office, adding sleeping quarters — and the requisite cost will vary considerably. Some sources, like HomeAdvisor, estimate the cost at $12,000 to $70,000, with an average cost of $40,000. 

As such, it’s important to understand the costs of finishing an attic so you can decide if it’s the right move for you.

Attic renovation cost breakdown: What’s involved?

Renovating an attic can be a great way to add valuable living space to your home. Depending on the size and scope of an attic-finishing project, there could be many costs involved, but here  are the key expenses you can expect:

• Materials: One of the biggest expenses associated with an attic renovation is the cost of materials. This can include everything from insulation and drywall to flooring and lighting fixtures. The specific materials you choose will depend on the design and functionality of the space you want to create.
• Labor: Unless you're a skilled DIYer, you'll likely need to hire contractors to help with your attic renovation. This can include electricians, plumbers, general contractors, and even an engineer. The cost of labor will depend on the size and complexity of the project, as well as the rates charged by your chosen professionals.
• Permits and inspections: In most cases, you'll need to obtain permits from your local building department before you can start your renovation. These permits can come with fees, and you may also need to pay for inspections throughout the process to ensure that your work is up to code.
• Unexpected expenses: As with any renovation project, there may be unexpected expenses that arise along the way. For example, if your attic has structural issues or water damage, you may need to pay for repairs before you can proceed with the renovation.

Why renovating the attic might cost more

How much it costs to renovate your attic can change based on three general factors: how big it is, what you’re putting in it, and how your attic space is set up to begin with before you start finishing it. 

Attic size (square footage)

It will probably cost less to finish a small attic than a large one. The estimated cost to finish an attic ranges between $30 to $60 per square foot when you factor in labor and materials. Once you calculate your attic’s square footage, you can use this price range to establish a good baseline for the cost of your project. The square footage multiplied by $30 is probably the absolute minimum you’ll pay to finish your attic.

→ Learn how to calculate square footage

Attic purpose (floor plan)

How you plan to use the finished attic will impact the renovation cost. If you’re remodeling and reinforcing an attic just to use it as a storage space, you may pay between $4,600 and $18,900 for materials and labor. If you’re turning it into a single multipurpose room, like an office, a guest room, or mother-in-law suite, you’ll pay more — between $10,000 and $40,000. 

When you start adding rooms, that’s when it gets much more expensive. Adding walls or plumbing will quickly raise the cost of the project. An attic bedroom may cost between $8,000 and $30,000, while a bathroom may cost between $9,600 and $52,000.

Attic type and location

Not all attics look the same. They weren’t made the same way or with the same purpose. As such, remodeling costs vary between walk-up attics and attics with a hatch.

Finishing a walk-up attic typically involves finishing and reinforcing the staircase, which could run anywhere from $3,000 to $6,000. You might not have to factor those costs into finishing an attic with a hatch.

Likewise, an attic above the garage may have specific costs, as well. Depending on whether heating, ventilation, and insulation need to be installed, it could run anywhere from $4,600 to $24,000.

Labor

Labor, however, typically accounts for about 40% of an attic finishing project. Common labor requirements include insulation, demolition, electrical work, painting, and design, but every project may have specific labor costs. 

Labor costs from least to most expensive:

• Insulation
• Demolition
• Electrical work
• Plumbing
• Flooring
• HVAC installation 

You can save money on labor costs by doing things yourself, but this isn’t always plausible, especially if you end up needing an engineer. 

A structural engineer can also help evaluate the existing structure of your attic and provide guidance on how to reinforce it to support the weight of new materials, such as insulation or flooring. This can be particularly important if your attic was not originally designed to be a living space and may not have the necessary support to accommodate the changes you want to make.

The cost of hiring a structural engineer will vary depending on the scope of your project, but you can expect to pay anywhere from a few hundred to a few thousand dollars. While this may seem like an additional expense, it can be well worth the investment to ensure that your attic renovation is done safely and to code.

Specific cost considerations when finishing an attic

After labor, materials generally make up the other 60% of the cost to finish an attic. That may add up to about $60 to $180 per square foot depending on the economy and preferred materials.

Insulation

While the attic floor probably has insulation to keep the rest of the house warm, the roof probably doesn’t. Attic insulation can cost anywhere from $800 to $3,500  depending on the type of insulation you choose. Spray foam insulation is generally more expensive than other types, but it is also easy to apply and more effective at reducing energy costs and improving air quality.

Related: Home winterization checklist 

Ceilings

According to building codes, at least 50% of an attic must have ceilings that are seven feet or higher to be considered livable space. If your attic has low or sloped ceilings, you might have to raise the roof to avoid running afoul of the municipal government. Additionally, if you plan to add features like recessed lighting or a skylight, you'll need to ensure that the ceiling can support these additions. 

Flooring

Before installing flooring in your attic, it's important to ensure that the attic floor is sturdy and able to support the weight of the new materials. The existing floor joists may need to be reinforced, and additional support beams may need to be added.

The cost of an attic renovation also depends on the type of flooring materials you use, which can vary from project to project depending on what you plan to do with the space. Hardwood, laminate, and carpeting could run anywhere between $1,490 to $4,396. If you’re planning to install a bathroom in the attic, you may need waterproof tiling which may cost around $1,000 to $2,000. 

Related: How much does it cost to carpet a 10x12 room?

Windows

You might like the den vibe of a windowless finished attic, but that’s unfortunately a non-starter. A finished attic must have at least one egress window measuring 5.7 square feet by law. Adding a window could cost between $2,500 and $5,100. (Skylights count and might be cheaper.)

Drywall

It's important to ensure that the drywall is properly installed to comply with building codes. This includes ensuring that the drywall is fire-resistant and that all joints and seams are properly sealed. Working with a licensed contractor who is experienced in attic renovations can help ensure that the drywall installation is done correctly.

Roof trusses

The roof trusses in your attic provide the structural support for the entire roof, and it's important to ensure that any modifications to the trusses are done correctly to avoid compromising the integrity of the roof. It's important to work with a licensed contractor who can evaluate the existing trusses and provide guidance on any modifications that may be necessary to create usable space in your attic.

Electrical and plumbing

A finished attic isn’t really finished without electricity, which will require getting into the walls. Plumbing is more optional and may require going into the floors as well if you’re putting in a kitchen or bathroom.

Running new wires and adding outlets could cost anywhere between $1,300 and $3,000. Running pipes to the attic costs $1,058 on average, but that doesn’t include the cost of fixtures or finishes.

HVAC

If you plan to use your attic as a living space, you'll need to ensure that it is properly heated and cooled. In most climates, you’ll need an HVAC system to regulate the temperature in the attic. Adding the air conditioning and HVAC to the attic may only cost a few hundred dollars if it’s already in place in the home, but labor costs to install a new system may run a few thousand.

Related: Baseboard heating vs. forced air — what's the difference?

Additional attic-finishing expenses

When working on your budget for an attic finishing project, it’s easy to overlook the following items and costs.

Permits

Basic projects might not require a permit. Anything that involves electrical work, ventilation, or plumbing must have proper permits or you could face serious fines. You also need a permit if the design changes the structure of the existing attic, like by adding walls or dormers.

Most contractors handle permitting and build the costs into their bills, but you want to make sure you hire a contractor who is above board. You should factor $150 to $500 in permit fees into the expected cost of your contractor.

Furnishings

Unless you have all the furniture you need for the attic already, remember to budget for what you’re actually going to put up there. That includes budgeting for fixtures and finishes in bathrooms, closets in bedrooms, or an entertainment center for a living space.

Painting

While painting yourself is one of the easiest ways to save money on an attic finishing project, it’s not crazy to want a professional job after spending so much time and money on the project. This finishing touch may cost $500 to $2,000 or more depending on the size and complexity of the attic.

→ Find out the best colors to paint your house 

Does renovating the attic add resale value?

In many cases, finishing an attic can add value to a home. However, the amount of value it adds will depend on a number of factors, including the size of the space, the quality of the work, and the location of the home.

According to a 2019 National Association of Realtors report, converting an attic into an additional living space has a 56% average return on investment. According to the Orchard survey of experts, finishing an attic doesn't have as much ROI as other improvements, like remodeling your kitchen. You probably won’t recoup your entire investment when you sell your home, but that’s offset by the intangible benefits you get from having the space in the first place.

→ Learn more about how to increase home value

Is it worth renovating the attic?

Whether or not you should renovate your attic depends on myriad factors. There are many benefits to finishing it, but it’s a very expensive project. Some of the primary benefits to consider include:

• Extra space: As your family grows, you may want more space without selling your home. Finishing the attic is likely less expensive than adding an addition to your home and gives you more space for the kids to play or to find refuge from the daily chaos. It could also make a good in-law apartment if you are turning your home into a multi-generational home.
• Improved energy efficiency: Nearly every attic remodel includes insulation. Naturally, this increases the insulation of your home overall, allowing you to use less heat in the winter. Depending on where you are, that could be a significant cost savings. One estimate says you could save $417 a year for gas heating and $1,152 a year for oil.

So, is it worth it? From a money standpoint, the financial benefits of a finished attic will probably not outweigh your initial investment. Depending on the size of the project, it may take anywhere from a few weeks to a few months, during which time you’ll have noise and disruption in your house. When it’s done, it’s hard to put a price on the value of enjoying that new space.

Ultimately, whether it’s worth finishing an attic or not comes down to your financial flexibility and how much you’ll actually use the finished space.

FAQs

Here are some more details to know about finishing an attic and the costs.

How long does it take to finish an attic?

The length of time it takes to finish an attic will depend on the size of the space and the extent of the work required. On average, it can take anywhere from two weeks to several months.

Do you need a permit to renovate an attic?

In most cases, yes. Adding living space to your home typically requires a building permit, and this includes finishing an attic. However, the specific requirements for permits vary depending on your location, so it's best to check with your local building department.

How do you know if your attic is convertible or can be finished in the first place?

The best way to determine if your attic can be finished is to have a professional inspect the space. Some factors that may affect whether an attic can be finished include the ceiling height, the presence of ductwork or other obstacles, and the overall condition of the space.