Trusted Room Addition Contractor Nationwide
Adding square footage to a home is one of the biggest jobs a homeowner ever takes on, and most of the horror stories come from the same few things: a vague price, a crew that disappears for weeks, and a finished room that does not match the rest of the house. Lodgewick ADU Builders has been a room addition contractor for homeowners across the United States since 2010, and we run every project the opposite way. You can also look at our home page to see how we work.
A room addition contractor takes a space you do not have yet, a bedroom, a family room, a primary suite, and builds it onto your existing home so it looks and feels like it was always there. That means foundation work, framing, a roof tie-in, matching exterior finishes, new electrical and HVAC runs, and the permits and inspections that make the whole thing legal. Russ Delmar leads our team, and every project runs under The Kingswell Guarantee: a written price before work begins, a defined arrival window, a clean job site, and a written guarantee on the finished work. Call (254) 602-5618 and a live person answers, 24/7.
Key Takeaways
- You get a written price before any work starts. No price changes at the door.
- The 365-Day Done Right Promise covers every addition we build.
- One contract covers design, permits, construction and final inspection.
- Calls are answered by a live person around the clock.
Sunroom Builders
Sunroom builders design and construct a bright, window-heavy room attached to your home, usually off the kitchen, dining room or back patio. Homeowners choose a sunroom when they want a year-round space that feels open to the yard without paying for a full-height, fully finished addition. Lodgewick ADU Builders builds sunrooms as true additions, with a real foundation, insulated walls and roof, and proper heating and cooling, so the room is comfortable in January and July. If a sunroom is the only thing you need, see our dedicated sunroom builders page.
Three-Season vs. Four-Season Rooms
A three-season room has single-pane or thin glazing and no real insulation, so it gets too cold or too hot for a few months each year. A four-season sunroom uses insulated glass, a conditioned slab and a tied-in roof, and it counts as living space. We tell you which one fits your budget and your climate before you sign, and the written price shows the difference line by line.
Glass, Light and Heat Gain
Too much glass on a south or west wall turns a sunroom into an oven. We pick glazing with low-emissivity coatings, plan overhangs and add ceiling fans or a small ductless unit where it helps. The goal is a room you actually use, not one you avoid in August.
Room Additions
Room Additions are new rooms built onto the footprint of an existing house, either out to the side and back, or up over an existing structure. Homeowners choose an addition when the house is the right location but the wrong size, and moving would cost far more than building. Lodgewick ADU Builders handles the whole job under one written contract, so you are not juggling a designer, a framer, an electrician and an inspector on your own.
Common Addition Types
The most requested additions we build are a primary bedroom suite with its own bathroom, a family room off the kitchen, a home office with a separate entrance, and a bump-out that makes a cramped kitchen or dining room usable. A bump-out of 100 to 200 square feet often changes how a house lives more than a much bigger project would.
Making It Look Original
The tell of a bad addition is a roofline that does not match, siding that does not blend, and windows in a different style. We match roof pitch, shingle or tile, siding profile, trim and window type to the existing home. Floors are leveled to meet the old house at the same height, and the transition between old and new gets finished properly instead of covered with a threshold strip.
Modular Home Addition
A Modular Home Addition is a room or set of rooms built in a factory in sections, then delivered by truck, lifted by crane onto a prepared foundation and finished on site. Homeowners choose modular when they want a faster build with less time living in a construction zone. The factory work happens indoors, so weather delays shrink and quality control improves.
Where Modular Makes Sense
Modular works best when the lot has crane access, the addition is a fairly simple shape, and the schedule matters. A two-module addition can be set in a day and weathered-in the same afternoon. It is a poor fit for tight side yards, heavy tree cover or very custom layouts, and we will say so up front instead of selling you something that will cause trouble.
What We Handle on Site
The factory does not pour your foundation, run the utility connections or tie the new roof into the old one. We take care of site prep, foundation, crane scheduling, utility hookups, the tie-in to the existing house and all interior and exterior finish work, so the modular sections end up as a finished room and not just a delivered box.
Home Addition Plans
Home Addition Plans are the drawings, structural calculations and permit documents your building department needs before any construction can begin. Homeowners need them the moment an idea turns into a real project, because the plans decide the price, the schedule and whether the permit gets approved on the first try. Lodgewick ADU Builders produces or coordinates complete plan sets as part of the build.
What a Full Plan Set Includes
A permit-ready set has a site plan, floor plans, exterior elevations, a foundation and framing plan, electrical and plumbing layouts, and structural details for any beams or load-bearing changes. Stand-alone plan sets from a third-party designer commonly run $5,000 to $15,000. Ours is coordinated inside the written project quote, so there is no separate invoice waiting for you later.
Plans That Match Your Budget
We start from your real budget number and design to it. A simple rectangular addition with a shed or gable roof costs far less to frame than one with several corners and a hip roof. We point out those choices on paper, in writing, before they turn into change orders.
In Law Suite Builders
In Law Suite Builders create a private living area for a parent, adult child or long-term guest, with a bedroom, bathroom and often a small kitchenette and separate entrance. Homeowners choose an in-law suite when they want family close without giving up privacy on either side. Lodgewick ADU Builders builds suites as attached additions or inside existing space such as a garage, basement or bonus room.
Design for Real Daily Life
A suite for an older parent needs a zero-step entry, wider doorways, a curbless shower and good lighting. A suite for a grown child or a renter needs sound control and its own door. We ask who will live there and for how long, then design around the answer.
Attached Suite or Separate ADU
If you want the unit fully separate, with its own address and utilities, an accessory dwelling unit may be the better route. Our ADU construction page covers that path. We give you written numbers for both options so the choice is easy.
ADU Conversion
An ADU Conversion turns existing space on your property, most often an attached garage, a basement or a detached shed or workshop, into a legal, code-compliant living unit. Homeowners choose conversion because it costs less than building from the ground up and often moves faster. Lodgewick ADU Builders checks the slab, framing, electrical panel and moisture conditions before quoting, so the price reflects what is really there.
Garage Conversions
A garage conversion typically needs a new insulated floor assembly or a sealed slab, wall and ceiling insulation, a new entry door and windows, a mini-split for heating and cooling, and a bathroom and kitchenette with plumbing runs. Many land between $80,000 and $140,000, depending on condition and finish level.
Basement and Other Space
Basement conversions turn on egress, ceiling height and water. We test for moisture before talking finishes, because covering a damp wall with drywall only hides the problem. Egress windows and a second exit are planned into the price from the start.
Second Story Additions
Building up instead of out saves your yard, and for many lots it is the only legal option. A second story is a structural project, which means the walls and foundation below must carry the new load. We evaluate that before we draw anything. For the full details, see our second story addition contractor page.
Living in the House During the Build
Some second story jobs let you stay in the house, and some do not. When the roof comes off, weather protection and a realistic move-out window matter. We lay out the timeline in writing, including how many days the roof is open.
Why Choose Us as Your Room Addition Contractor
Lodgewick ADU Builders is part of the Kingswell family of home-service companies, and we have built since 2010. Every project follows The Kingswell Way: say the price before the work, show up in the window given, leave the place cleaner than found, put the guarantee in writing, come back if it fails.
One Point of Contact
You get one contract, one schedule and one person to call. If a subcontractor runs late or an inspector flags a detail, fixing it is our job. Our background-checked, uniformed technicians show up on time and introduce themselves.
Honest About What Can Go Wrong
Additions go sideways when the old house hides surprises: undersized panels, old wiring, an unmapped sewer line. We open up what we can before quoting, and when something unexpected does turn up, we tell you what we found and what it means before we do anything else.
Signs You Need a Pro Right Now
- Your electrical panel is full or close to it. A new room adds real load. A service upgrade should be planned into the job, not discovered halfway through.
- Your building department mentioned setbacks, lot coverage or height limits. Building without approved plans can mean tearing work out later. We handle the permits so the build is legal from day one.
- A previous contractor stopped showing up. We see this often. We assess what was done right, what must be redone, and give you a written price to finish.
- Your written quote from another company is vague. If it does not list foundation, framing, systems, finishes and permits, it is not a real price. We show every line item before you sign.
- The house already feels too small. Waiting only raises material and labor costs. A free estimate costs you nothing.
Our Process, Step by Step
- 1
Phone consultation. Call (254) 602-5618 and a live person answers. We talk through the room you want, your budget range and the basics of your property, then book a site visit.
- 2
On-site assessment. We measure the walls and roofline, check the panel, locate utilities and note setbacks. Photos and notes from this visit drive the design and the price.
- 3
Written estimate and scope. You get a line-item price covering foundation, structure, systems, finishes, permits and the 365-Day Done Right Promise. No vague allowances. No price changes at the door.
- 4
Plans, permits and scheduling. We produce the plan set, submit for permits and order long-lead materials. You get a schedule with defined arrival windows, and we hit them or call ahead.
- 5
Construction and walkthrough. Our crew builds to the plan, cleans the site daily and walks you through the finished room before we call it done. The written guarantee is in your hands at completion.
How Much Does a Room Addition Contractor Cost?
Room addition costs vary by size, type and site, but honest national ranges help you plan. A sunroom or small bump-out commonly runs $60,000 to $120,000. A standard room addition of 200 to 400 square feet often lands between $120,000 and $250,000. A primary suite with a full bathroom, or a second story, can reach $250,000 or more. The written price from Lodgewick ADU Builders shows every line item, so you know where each dollar goes.
What moves the number: foundation type, roofline complexity, how far plumbing and electrical must run, finish level, and whether the project is stick-built or modular. The way to avoid overpaying is a fixed written price with no vague allowances. The way to avoid getting burned by a low bid is to confirm it includes permits, site work and a real warranty. Our free estimate includes the full scope, the schedule and the guarantee in writing.
Where We Work
Lodgewick ADU Builders serves homeowners across the United States through local crews operating under The Kingswell Guarantee. Every location is independently owned and operated, which means your addition is handled by a team that knows the local codes and answers to you directly. The written price, the arrival window, the clean job site and the 365-Day Done Right Promise are the same everywhere we work.
Frequently Asked Questions About Room Addition Contractors
A room addition contractor designs, permits and builds new living space onto an existing home. That covers foundation, framing, roofing, exterior finishes, electrical, plumbing, HVAC and interior work, plus inspections. Lodgewick ADU Builders has handled additions, garage conversions and ADUs since 2010 under one written contract.
Most room additions take two to five months of construction once permits are approved. Design and permitting usually add one to three months before that. A modular addition can shorten the on-site part considerably. Your written schedule shows milestone dates before work starts.
A small bump-out or sunroom often runs $60,000 to $120,000, and a standard 200 to 400 square foot addition commonly lands between $120,000 and $250,000. You get an exact written price before work begins, with every line item shown. Call (254) 602-5618 for a free estimate.
Yes. Nearly every jurisdiction requires permits and inspections for additions. Unpermitted work can block a future sale or void insurance coverage. We pull all permits and schedule every inspection as part of the written scope.
Every Lodgewick ADU Builders project includes the 365-Day Done Right Promise in writing. If the work is not right within a year of completion, we come back and make it right at no charge. It covers our workmanship and the materials we installed, and it is printed in the contract before construction begins.
Schedule Your Room Addition Contractor Today
A written price, a real schedule and a guarantee in writing before the first nail is driven. That is how we have built since 2010, and that is what you get on every project. Call (254) 602-5618 now and a live person answers, 24/7. Tell us about your home and the room you want, and we will schedule a free on-site estimate with no obligation.
Written by Russ Delmar, Owner at Lodgewick ADU Builders, serving homeowners nationwide since 2010.