Best Way to Add Onto an 800 Square Foot House

Average Cost To Build An Addition

The average cost to build a domicile add-on or add together a room is $48,000, with well-nigh homeowners spending between $22,500 and $74,000. A room addition costs from $86 to $208 per foursquare foot depending on the room size, materials, labor, location, and if your building-up or out.

Adding a room provides a render on investment of over l%. To go started, become costless estimates from dwelling addition contractors near you lot.

Home Addition Cost

National Boilerplate Cost	$48,000
Minimum Cost	$vii,000
Maximum Cost	$155,000
Average Range	$22,500 to $74,000

Table of Contents

1. Average Cost To Build An Addition
2. Home Add-on Toll
• Cost Per Square Foot
• Price Estimator
3. Room Addition Cost
• Toll Calculator
• Add together a Bedroom
• Principal Bedroom
• Bath
• Sunroom
• 4 Flavour Room
• Family Room
• Kitchen
4. Toll To Add together A 2d Story
5. Abode Extension Costs
• Garage
• In-Police Suite
• Front Porch
• Modular Addition
• Crash-land-Out
• Mudroom
• Cantilever
• Balcony
6. Toll Factors To Expand House
• Add together On or Build Up?
7. Planning Your Business firm Addition
• Return On Investment
• How To Save
8. Tips For Hiring A Contractor
9. Home Add-on Contractors Near Me

Home Add-on Cost

There are many options to choose from when planning to add actress space to your domicile. You can add a bathroom, master bedroom suite, build an in-constabulary apartment, build a detached garage, family room, or add a 2d flooring.

Building an add-on increases the square footage, which adds value to a domicile. Each blazon of add-on project has estimated prices primarily based on the size that we'll cover beneath.

Home Addition Cost Per Square Pes

A home addition costs between $86 and $208 per square foot, with most spending $128 per square pes on average. The final cost depends on if your edifice-up or building-out, labor costs, and the quality of materials used.

Home Addition Price Per Square Foot

Quality	Cost Per Square Pes
Basic	$86
Boilerplate	$128
Luxury	$208

On average, the addition consists of a basic room with necessary electrical wiring and little to no plumbing. Features such every bit bedrooms and bathrooms with luxury fixtures start raising that foursquare footage toll. Every door, window, and wall adds to the price. The more than luxurious the design of the addition, similar a chef'southward gourmet kitchen with smart appliances and heavier electrical needs, the higher the price—at $400 per foursquare human foot or higher.

Home Addition Cost Calculator

Computing past square footage is quite accurate when trying to assess the final cost of an addition. An average 300 square foot add-on costs $25,800 to $62,400 while a 400 square foot improver runs $34,400 to $83,200. Costs below are figured at $86 and $208 per square foot to show the nigh bones cost to the highest.

Home Addition Cost Estimator

Square Feet	Boilerplate Cost
200	$17,200 – $41,600
250	$21,500 – $52,000
300	$25,800 – $62,400
400	$34,400 – $83,200
500	$43,000 – $104,000
600	$51,600 – $124,800
800	$68,800 – $166,400
ane,000	$86,000 – $208,000

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Room Addition Toll

At $128 per square foot, a 10x20 bedchamber addition costs $25,600 on average, while a 20x20 family unit room ranges from $51,200. When calculation a bathroom that requires plumbing, wait to spend from $18,000 to $47,000.

Room Improver Price

Room Size	Average Cost
10x10	$8,600 – $15,500
10x20	$17,200 – $31,600
12x12	$12,400 – $22,300
16x16	$22,100 – $39,700
20x20	$34,400 – $62,200

There are many ways to increase your square footage. You tin can build upward by adding a second floor, or yous can build out and add a room by adding a section of business firm that attaches through an opening in an outside wall. Y'all can also convert one kind of room to another kind of room better suited to meet your needs. You can build a detached garage or workshop. All options qualify as a house addition.

When because a meaning room addition, be certain to consult with an architect to draft the design and manner yous're looking for. Adjacent, hire a structural engineer to make sure the addition plans are sound earlier construction. Finally, hire a full general contractor who will coordinate all the development and building in the correct order.

Calculation A Room To A House

Information technology's impossible to figure the exact toll of calculation a room to a house until you know the size of the room and every aspect of what'southward congenital into it. The cost of labor in the area where yous live will besides impact the price. The post-obit examples reflect the full general toll of the project.

Room Addition Cost Calculator

Room	Boilerplate Cost
Bedroom	$10,300 – $24,900
Principal Sleeping room Suite	$59,400 – $96,500
Bathroom	$xviii,000 – $47,000
Sunroom	$viii,100 – $xxx,000
Family unit Room	$34,400 – $83,200
Kitchen	$25,100 – $43,400
Second Story	$100,000 – $350,000

Cost To Add A Bedroom

The toll to add together a bedroom is $100 to $155 per square foot, or about $10,300 to $24,900 on average. A pocket-sized 12x12 chamber (144-square-feet) with a foundation and a roof will cost in the neighborhood of $12,400 to $22,300 if yous choose to add it to the side of the house.

Variables would include how many outlets are installed, the type and corporeality of lighting, the type of roof that matches the existing business firm, and the flooring. Other options that affect the bedroom improver toll are the size of the closet, the type of doors on the closet, and the size and number of windows and window seats.

Main Bedchamber Improver Cost

The cost of a 464-square-human foot principal sleeping room suite addition including a master bathroom costs betwixt $59,400 and $96,500 or more. This custom-built project includes a 289 sqft. bedroom, a 50 sqft. cupboard, and 125 sqft. bathroom. A luxury main chamber with a spa-like bathroom will cost $100,000 and up.

A master bedroom is usually bigger, from 200 to 350 square anxiety. Information technology has a walk-in cupboard that can be anywhere from 25 to 100 square feet in size with its own individual master bathroom, which can range in size from 108 to 156 foursquare feet. In luxury homes, the master suite can be quite a bit larger.

Lately, the trend in luxury homes is to have a principal suite, which is like a minor flat on its ain. It can include a sitting room, an practise room, or even a swim spa. Many times the walk-in closet will host its ain washer and dryer, and the sitting room may have a tiny kitchenette. Add together a fix of French doors or a deck or balustrade, and the costs rise, but so does the luxury.

Bathroom Addition Cost

A bathroom add-on costs from $xviii,000 to $47,000 when building out versus remodeling an existing space. A spa-like mast bathroom can toll $80,000 or more. The National Association of Realtors report says your investment will yield a 50% return of costs when the time comes to sell, but a bonus is that buyers are quicker to buy a house with the same number of bathrooms equally bedrooms. In full general, calculation a bathroom is ane of the more than expensive domicile additions due to the corporeality of plumbing in such a small-scale space.

Sunroom Addition Cost

A sunroom addition costs $viii,000 to $80,000 with most homeowners spending around $100 to $350 per square foot on average for materials, slab, and professional person assembly. Smaller sunrooms in high current of air or snow load climates cost more than larger units built in mild climates.

Prices depend if it's a three-season or four-flavour sunroom, the size, and if it's custom built. Custom designed and engineered sunrooms price between $300 and $400 per foursquare pes. Most prefabricated sunroom kits are congenital offsite and then delivered to your home, but y'all'll need to:

1. Pour a six" slab foundation at virtually $6.50/square foot.
2. Have an electrician add power, air, and heat to the sunroom'due south rough-ins at $40–$100/hour. (HVAC $two.51/LF, Electric Service $ix.77/LF)
3. Get edifice permits for $100–$300.
4. Match roofing materials
5. Add flooring at $2–$eight per square foot.

Cost of 4 Season Room Improver

Adding a 4-flavour sunroom or solarium costs $180 to $250 per square foot or about 20% more than a iii-flavour room. Costs vary with the current of air load and snowfall load required. Choose from a four-season room, by adding a heating and cooling system to the three-flavour room, or a solarium, past enclosing the patio with a glass roof and panels.

Since sunrooms are by and large comprised of glass, they tin exist built to match the aesthetic of whatsoever home décor. Relieve on your cost to build a sunroom addition by putting in a window Ac unit and a plug-in heater rather than extending the HVAC ducting into the new sunroom.

Family unit Room Improver Cost

The addition of a 400-square-foot family unit room costs between $34,400 and $83,200, or about $86 to $200 per square foot. The family room addition toll covers the new foundation and roofing, all outside walls with siding and insulation, and all electric work (and plumbing is extra if a new bathroom comes with the family room). Heating and Ac ductwork is installed and connected to the furnace. Floor, windows, and lighting fixtures are all included in that toll.

Kitchen Addition Cost

A kitchen addition costs betwixt $25,100 to $43,400 on boilerplate, while an upscale kitchen can cost $100,000 or more. The lower price describes a standard 10x10 kitchen with fixtures that are low- to mid-range. The upper toll encompasses college-priced appliances and larger square footage. When you lot movement into the area of gourmet kitchens, the increase in toll is mostly on high-stop appliances, countertops, and fixtures.

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Toll To Add A Second Story

The average cost to add a 2nd story is $100 to $300 per square foot. Building a second story addition with multiple rooms costs $100,000 to $350,000, depending on the size, complexity, and quality of materials.

You're substantially building an entirly new house on superlative of your existing home without the toll of a foundation. All the plumbing volition have to be brought up to the second floor, as well as the electrical wiring. Framing and drywall must be installed to create rooms, and all walls and ceilings painted.

Building a second story over a garage costs more than if the garage is detached and the existing foundation isn't of a high enough quality to support a second floor.

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Home Extension Costs

Home Extension Cost

Room	Boilerplate Cost
Garage	$14,100 – $42,300
In-Law Suite	$78,000 – $135,000
Front Porch	$two,900 – $20,000
Bump-Out	$5,000 – $thirty,000
Mudroom	$vii,500 – $25,000
Cantilever	$10,000 – $30,000
Balcony	$three,000 – $x,000
Dormer	$2,000 – $25,000
Greenhouse	$500 – $6,000
Entryway	$700 – $i,200
Basement	$24,000 – $46,000

Garage Addition Cost

The cost to build a 2-car garage is about $23,900 or virtually $49 per foursquare foot. The cost to add on a ane-machine garage is well-nigh $x,800, while a 3-machine garage can exist added on to your dwelling house for between $28,200 to $42,700.

This basic garage addition toll includes no high-end customizations. It'southward merely a identify to park your cars. More often than not, the larger the square footage, the less it will cost, in the instance of edifice a garage. The price depends on the cost of local materials and labor, and you'll want to friction match the color and type of covering and siding materials. A garage addition can recoup nigh 80% of the price in relation to the home'south increased equity.

Building an attached garage is cheaper, but if you want to construct a detached garage, await to pay $3,000 to $five,000 more. Also, bank check with local building codes and HOA rules to brand sure yous're allowed to build a detached garage on your lot.

1. 1-motorcar detached garage $13,200
2. 2-car detached garage $24,200

In-Constabulary Suite Addition Costs

The average toll of an in-police force suite improver is $90,000, with well-nigh spending betwixt $78,000 and $135,000 for a 600–750 foursquare foot dwelling. An in-law suite includes one bedchamber and one bathroom, a kitchenette, laundry room, living room, and perhaps some storage on the back porch. It is a proficient investment in the value of your dwelling, and if your guests visit occasionally, it can be rented out per night. When information technology comes to selling your home, this is a great list item.

Forepart Porch Addition Cost

At an average of $45 per square foot, a small-scale front porch addition costs nearly $2,900 while a porch running the full width of your dwelling house ranges from $15,000 to $20,000. Calculation a screened-in porch will toll betwixt $xviii,000 and $24,000. The final price depends on the size and complexity of the porch. Any porch pick you make up one's mind to go with volition add together adjourn entreatment and have a good return of 30%–60% on your investment.

Calculation a Modular Addition to Existing Abode

Adding a modular addition to an existing home costs $90 per square foot before the boosted toll of site prep, excavation, and a poured foundation. Modular addition pricing for adding a 2nd floor to your home with a modular home (rather than a stick-built buildup) is most $98,000.

This is for a master bedroom suite and 2 other bedrooms with an open up area to the house below. It is comparable to stick-built costs, but the length of fourth dimension your home is under structure will be shorter since the modular is built offsite and shipped to you.

Bump-Out Addition Cost

A kitchen crash-land-out addition costs $v,000 to $30,000. Bumping out two feet along one side of the kitchen is more cost-effective than calculation on an entire room to get a bigger kitchen, although you lot tin add up to 15 feet in a crash-land out if you add footings or more than foundation.

If one side of your kitchen is ten feet long, bumping information technology out 2 feet will give you an extra twenty square anxiety without needing to add support posts (cantilevered). Ii anxiety may not seem like much, but it is enough room to allow you to add an island or a breakfast nook, and yous don't take to pay more for additional HVAC ducts or wiring. You likewise don't need to extend roofing, equally most bump outs are roofed like a carport—with a flat-roofed department.

Mudroom Addition Cost

The cost of calculation a mudroom to your domicile is about $7,500 to $25,000. Build a 50-square foot mudroom for well-nigh $7,500 or a 100-square pes mudroom with a bathroom and shower for well-nigh $fifteen,000.

Add a mudroom as a identify to:

• Change your shoes and hang up your coat.
• Store pet supplies or a pet bathing area.
• Use the bathroom and shower.
• Clean up after coming in from the chiliad or later on working on the car.
• Install cubbies for every member of the family to store backpacks, jackets, boots, and winter gear.

Cantilever Addition Cost

The cost of a 2-foot cantilever addition is nigh $17,000. A cantilever is a micro-addition crash-land-out that juts out from your house without the benefit of a foundation. Information technology'southward a cost-effective mode to add upwardly to 2 feet of width to your room. A cantilever is achieved by sistering new joists to the old joists. The new joists will jut out from the edge of the firm, giving y'all a foundation, of sorts, to build your bump out on. The length they jut out depends upon the depth of the joist.

• The formula is depth x 4'= length.
• If your joists are a two' ten 8' (which is only 7 ¼" deep), those joists tin extend 29" past the building.
• four' x 7.25' = 29 foursquare feet

This formula allows for the safety execution of the bump out, being sure it will support itself and any humans who might sit in that spot. Check your local building codes for the proper formula for your surface area.

Balcony Addition Cost

The cost of calculation an outdoor balcony is $xv to $35 per square foot for wood or $three,600 for a minor steel balcony. Posts must exist anchored securely. It'south an economic way to increase your living space without having to build a foundation or a roof, and a lovely way to enjoy the dusk or the breeze during hot summertime days.

Dormer Addition Cost

On boilerplate, it costs $ii,000 to $vii,000 for a modest dormer and about $25,000 for a large 1. Add together more low-cal, ventilation, space, views, and a possible emergency exit. Add in when your roof is replaced to save on costs. The steeper your existing roof, the lower the cost of the dormer.

Conservatory Addition Toll

Adding a solarium costs $200 to $600 per square pes, with most homeowners spending $50,000 to $150,000. Usually used as a sunroom or greenhouse and congenital with a wood or aluminum frame, it's a iv-season room with roofing, wiring, foam sealing, double-paned windows, HVAC, fireproofing, and a protective blanket. It will cost more to install if you alive in a high-air current or snowfall-load climate.

Additional Home Expansion Costs

• Greenhouse – $500 to $half-dozen,000 – Order online or have one custom built.
• Camelback – $100 to $150 per square human foot – Build a 2d story behind and over a portion of the front end of the house, so the forepart look of the domicile stays the same.
• Entryway – $700 to $one,200 with $five to $vii/SF of that for the extended covering – Build an extended roof with columns in forepart of the house to provide a sheltered expanse for visitors.
• Basement – $24,000 to $46,000 – Finish out your empty basement for extra living space.

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Price Factors To Aggrandize House

Many factors tin can increase the price of any home remodeling project by thousands of dollars. For case, the need for a new plumbing system, pouring a reinforced concrete slab, or landscaping around the new addition will add to your final toll.

The following construction costs to expand your house are based on adding a 278-square-foot sleeping room or bathroom to your home.

Price To Expand House

Structure	Average Cost
Site Piece of work	$1,660
Foundation	$two,675
Framing	$four,285
Exterior Finishes	$3,500
Major Systems	$3,410
Interior Finishes	$7,080
Final Steps	$i,730

Cost Factors

• Permits – Permits typically cost $100 to $300 each. If you need to run special tests, such as soil testing, expect edifice permits to run over $1,000.
• Architectural Pattern – Architects price $2,000 to $5,000 or $100 to $250 hourly to blueprint your addition.
• Site Preparation, Excavation & Demolition – To fix the site for construction expect to spend $1,500 to $3,000 or more.
• Concrete & Foundation – Pouring a foundation and concrete footings costs $4 to $8 per square foot or about $113 to $126 per cubic yard.
• Covering – Roofing on new construction typically costs $7 to $10 per foursquare pes depending on the materials used.
• Insulation – Diddled-in insulation typically costs $2.88 per square foot to install.
• Siding – Installing exterior stucco siding and trim finishes costs most $8 per square foot.
• Drywall – Gypsum wallboard or drywall costs $2 per square foot to install.
• Windows – The average cost for a standard-size window that is double-hung, double-pane, and energy-efficient is $400 to $800.
• Floor – Resilient floor or carpeting typically costs $2 to $four per square foot for installation.
• Plumbing – Installing rough-in plumbing and fixtures volition cost between $450 and $1,800 per fixture.
• Electrical – The cost to install an electrical system with wiring typically costs $2 to $4 per square human foot.
• HVAC & Ducting – Installing additional ductwork typically costs $800 to $1,600.
• Crown Molding – The average cost to install crown molding is $7 to $xvi per linear foot depending on the materials chosen and labor costs.
• Landscaping – Fixing the landscaping around your new addition can cost $500 to $2,500
• Final Cleanup – To rent a dumper and dispose of debris, expect to spend $500 to $1,000.
• Overhead & Turn a profit – Overhead and profit for the construction visitor will typically add 10% to your final cost.

Should You Add together On or Build Upward?

Many people assume that it might exist cheaper to build up to avoid laying a new foundation. Edifice upwardly can cost a little less at $100 to $150 per square foot, but not e'er. Foundations are congenital to withstand a specific load, and building another story may require beefing up the foundation as well as the existing walls.

• Build Up – If your dwelling house is too close to the holding line or yous tin can't add any more impervious cover percent on the lot (the ground surface that doesn't blot rainfall), building up may be your simply option. If y'all must build upwards, consider building over the garage. A garage is congenital over a slab foundation and can handle the weight of another floor. Bank check with local edifice codes and HOA rules regarding how high you can build up.
• Build Out – The cost of a new foundation (to build out) may be comparable to the cost of lamentatory up the existing foundation and strengthening the walls that might be needed if you build upwards. Also, consider the price of bringing the plumbing and electrical wiring up to the second level.

Permits and Restrictions

Room improver permits toll $200 to $600 on boilerplate. Permits ensure that your add-on volition not go over the allowed impervious cover percentage on your lot, and inspections ensure the drainage around your home is functional, electrical and plumbing work is done to code, and you don't break whatsoever rules on the peak of your house and fence.

When it comes to dealing with getting permits for a house add-on, having a contractor is a godsend. Some let approval has been known to concord things up past up to six or even twelve months, whereas a contractor tin can get the job washed faster.

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Planning Your House Addition

Creating dwelling addition plans is a major project and as such, will require the employ of a general contractor—unless you are experienced in all phases of construction and like to take a weekend projection that will final for months.

A good general contractor will know which permits to obtain, and they will have subcontractors ready to work on the various parts of your addition. Things like electrical work, plumbing, and HVAC will need to be subcontracted. They may fifty-fifty farm the painting, roof, and concrete foundation piece of work. A contractor will also exist able to requite input on your home addition ideas.

Abode Add-on Plans

Home addition plans and blueprints cost $one,000 to $3,000. You'll need to have a plan, so everyone on the building crew knows what their chore entails.

Are Architects Needed for Additions?

Hiring an architect is the best idea to exist sure the add-on flows seamlessly into your existing home. While no building code says an architect must be hired, it's good to hire one at the beginning of the projection. An architect is trained in design and technology.

Architects know how to solve problems with the design, flow, integration, the complexity of roof lines, and making your existing home expect like the addition has been there all along. If your builder isn't good, your contractor will accuse more because of the shoddy work and advice. A adept architect, on the other hand, can help increment your home'southward value with their designs.

Will the Improver Add together Value to Your Home?

The majority of additions add value and offering a l% return on investment. Some types of home renovations volition have a ameliorate return on investment than others. By and large,

• An extra bedchamber recoups 50%
• 2d bathroom recovers 60%
• In-constabulary suite recoups 100%
• A two-story addition recoups 60%

Your habitation should still fit into the context of the neighborhood. If yous alive in an area with all i-story homes, adding a 2d floor to your dwelling may non realize a good return. If you make up one's mind to sell your habitation, yous need to continue the comparable prices of the surrounding area in mind. No matter how nice the addition to your abode is, if it's priced far above similar homes, you won't encounter equally great of a return on investment.

Some things nosotros practise to our homes are merely for us, with no thought for resale value, and that's okay—our homes should be exactly the way we desire them.

Hold on Cost and Payment Schedules

Before y'all brainstorm any home add-on, you must have a proficient understanding with your general contractor. Everything should be put down in writing with detailed line-by-line costs, and both parties should fully agree to the terms.

Information technology'southward a normal matter to put a down-payment on a construction project and so to make payments along the style. Your contract with your general contractor volition spell out when those payments are due, such as after framing is completed or three months into the project.

Keep in mind that unexpected costs will come upwards. It'southward impossible to know what's behind the walls or under the floor until those spaces are opened upwardly and exposed to the lite of mean solar day. There should be a contingency amount of coin built into your contract, but even that could be exceeded.

How Tin You lot Save Money?

There are many ways to salvage money on a dwelling house addition project. Even if you're not a handy, DIY kind of person, yous can do things like preparing the site, make clean upwards, booty abroad, or deliver to salve on remodeling costs.

• Fix the site – Before anyone tin showtime working on a projection, information technology must exist attainable. If you're going to adhere a new room to the outside of your domicile, landscaping may demand to be moved or taken out. Furniture needs to be moved, and window coverings are taken down. In that location is no reason to pay someone to do these things.
• Demolition – Do your own demolition. Vehement down the walls and hauling off the droppings tin save you money.
• Purchasing – Ask your contractor if they have leftover materials that could exist used for your addition. Many times the general contractor is glad to get rid of them, instead of ordering new materials. Use stock sizes of things instead of custom. If you're putting in a new bathroom, buying a pre-fabricated vanity cabinet will price less than one you order, made to your measurements.
• Clean upwardly – Construction is a messy business concern. Lumber scraps, sawdust, drywall dust—all should exist cleaned up every bit the project moves along. You don't want drywall dust settling into the newly painted/finished hardwood floors. Clean upward every 24-hour interval. Some contractors charge as much as $200 a day but for cleanup.
• Haul away – At that place is e'er debris to haul abroad, such as the wall of your home that gets demolished to adhere the new improver, the lumber scraps, the cabinets that are taken out to brand room for the new cabinets, or the old bathroom fixtures. Don't demolish the cabinets that you take out of your existing kitchen, reuse them in your garage or an outdoor potting shed.
• Deliver – The general contractor will evangelize most items as things come in from the manufacturer or lumberyard, only y'all can make yourself bachelor to brand trips to the habitation improvement store or lumberyard to option upward diverse things. Your full general contractor may or may not exist willing to give this job to you, simply information technology doesn't hurt to ask.

Yous can too save money by doing finish work similar painting or sanding baseboards.

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Tips For Hiring A Home Addition Contractor

You e'er want to rent the best contractors y'all can afford. This is your home they are working on, and you desire it to be prophylactic and right. Some things to continue in mind when hiring a contractor are,

• Make sure they are licensed, insured, and bonded. Call your land'southward licensing bureau and their insurance company and cheque to make sure both are even so valid.
• Check online reviews on several different review sites, including HomeGuide and Google.
• Make certain they take been in business organisation for at least 3 to 5 years.
• Get 3 to 5 bids to compare.
• Exist very specific well-nigh what you desire. Practise the research and make up one's mind what kind of flooring, windows, roofing, and paint y'all want.
• The more details yous can give the contractor, the more accurate the cost estimates will exist.

Get gratis estimates on HomeGuide from trusted domicile add-on contractors:

Get free estimates

References

21 Homeowners' Project Costs on HomeGuide. HomeGuide.com.

Pray, R. (2019) Craftsman National Structure Estimator. Craftsman Book Company

Pray, R. (2019) Craftsman Home Improvement Estimator. Craftsman Book Company

Pray, R. (2019) Craftsman Repair and Remodeling Reckoner. Craftsman Book Company

2019 Crown Molding Costs | Per Foot Prices & Cost To Install. https://homeguide.com/costs/crown-molding-cost

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