Adding a 1/2 or 2nd bath

[thepower]

What would a cost estimate be for adding a 1/2 to full bath? I come across a lot of 3/1's that are in my ideal price range for buy/hold, however to add more value, Id like to add an additional bath to the mix.

Thanks for your help.

[dealmaker]

There are so many variables that it's almost impossible to give an answer. I've done several and I once did one for about $45*, but that was a rare instance of everything coming together.

Here are the main things to consider:

Space. Is there a place to put it? You could put a 1/2 bath, sink and toilet in a space as small as 4' X 5', but it might feel a bit claustrophobic. And the other extreme I've seen people change 3rd bedrooms into FULL BATHS, laundry room and walk in closet for the second bedroom!

Plumbing. It's generally pretty easy to run hot and cold water IN, the problem lies in running the waste OUT. This is particularly true for the toilet. Homes built above a basement are generally easier than those on a slab for accomodating new toilets!

Beyond that it's a pretty simple DIY project. Permits may be needed but I've never bothered with them. How handy are you with DIY? In my experience most experienced investors, particularly buy and hold guys are pretty handy. Spend some time looking at new construction and you see why homes are designed for ease of pluming layout by putting bathrooms back-to-back and or close to the kitchen. Another hint, go to every open house in those neighborhoods and see what kind of mods have been done and how!

On the subject of homes on slabs I once saw a '50s built house, on a slab, where they had added a 1/2 bath between the garage and master bedroom by building up "raised floor" and running the drain under it to the other bath. My buddy and I who were looking at houses both had little lights come on over our heads when we saw that and within a couple of years we had both done simliar projects on places that we might have passed by before.

* I found a 900 sq foot 2/1, raised foundation for $41K with a 10' X 8' laundry room off the master bedroom. When I saw the laundry I knew it was a slab dunk. Everything came together because right after I closed on it the subdivision I lived in had their once a year, community garage sale. Here's what I bought at the garage sale;

Toilet $5.00
Light fixture $3.00
Towel rack/TP holder etc $2.00
Cultured marble sink/delta faucet FREE

Since the base for the sink would have cost close to $100 at Lowes and HD my wife told me to look at pedastal sinks. I thought they would be way expensive but HD had a discontinued one for $5.00/base and $5.00 for the sink! I put the faucet from the yard sale on the pedastal sink.

I still had to buy the mounting flange and wax ring for the toilet, as well as 3 shut off valves. I had some PVC pipe laying around but I also had to buy a flange for venting through the roof. Oh yeah and a friend gave me a nice mirror. One of the cheapest mods ever done and I love to brag on it because I'm such a cheap s o b anyway!

Even if it costs a lot is should easily pay for itself, houses with only one bath have been considered "obsolete" since about the '80s!

No short answer if I'm giving it!

dealmaker

[brianb_cobbres]

To give you some idea, we added a half bath to the Caribou project. The new bath is in the basement below the main sewage line meaning we had to install a sewage ejector. We went with a tub model that had to be sunk 3 feel into the concrete floor but next time would probably go with an in the wall model like you can find at http://www.saniflo.com.au/Index.asp

The rest of the job is fairly cheap even in you cannot find everything at a garage sale.

I should add

All in one toilet $70
All in one sink including vanity, sink, mirror, and faucet $90
Sewage ejector $300
Jackhammer (rent) $70
Plumber $400

You also have to include the cost for framing, drywall, finishing, paint, and flooring. You may also have to do some wiring for lights and dont forget it has to be GFCI.

[BrianG_Cereniti]

One other thing that needs to be in a bathroom is a vent - either a window or a vent is code. in most cases, it is both. you can buy a cheap vent for about $30 and some vent flex hose for about $10 - depending on the length you need... In some cases, if you dont have alot of room in the new bathroom, you can buy a light and fan - all in one - they make some nice ones now that you couldnt tell unless you flip it on...

[thepower]

Thanks for the replies gents,
Even though my investing goal at this time is not rehabbing/resale. Im finding alot of 3/1's on the market that would make good rentals and if i could add a half bath or full, then the appreciation factor will help especially if i bought at a good discount