Anyone With Experience Adding Shed Dormers?

[Jennifer White]

I just bought a house in a neighborhood where most of the houses were built in the late 1920's to early 1930's.  We've gotten all of the mechanicals up and running (finally - took nearly 3 weeks just to get an electric meter installed) and are now moving to the roof.  Most of the neighborhood has had shed dormers added to increase the usable upstairs space and I'm looking to do that to this house too in order to add a bedroom that an average adult can use (the upstairs bedroom is chopped up into two tiny rooms that a twin bed cannot even fit into and the ceiling heights are not to code.)  Problem is, I've been chasing contractors for two months for estimates.  I finally got three to come out and can't get responses from these people.  So, I called another and got him out.  He gave me an estimate of $25k, without permits or architect fees, to replace the roof (it's a 24x26 box with a 12/12) and do the exterior of an appx. 12 X 20 shed dormer with two low end windows and vinyl siding (no sheet rock/electric, etc. - I can do all of this myself.)  This sounds really high to me for an added appx. 250 SF of unfinished space.  Maybe NJ really is double the national average on cost.  Anyone else had any luck with dormers or can recommend someone you've worked with?  Is it worth the money for the additional space?  How much do you pay on avg in NJ for a project like this?

Any advice/input is much appreciated.  Thanks in advance!

[Jared W Smith]

I second @Karen Margrave. In tri-state area, that sounds about right. $16-20k range is what I'd say but he's probably a little on high side since it seems most contractors these days in the area are very busy therefore they can choose what they take on. 

Karen is also correct in that you will need to make sure the framing for the attic space is adequate for a habitable space. Also you may need a new stair if one is not already present for access. 

Disclaimer: I am an architect, but I am not YOUR architect. I am not giving professional advice only general information. Contact a local architect/engineer for a detailed consultation specific to your project/locale.