We like to estimate the starting cost of new construction in 2024 in Chanute, Kansas at $200/square foot. This assumes builder grade choices like 8’ ceilings. But what if you are taller? What if you want a space that feels a little more spacious, how much more would that cost? Today we are going to break that down for you using 10 foot ceilings.
(*10' = 10 foot)
Costs:
In general, you are looking at a cost increase of 25% on the following items: Wall studs, drywall, wall insulation, paint, wall sheathing, house wrap, nails/fasteners, and siding.
Furthermore, you can expect greater labor costs from the following trades: framing, drywalling, painting, and siding.
Another unforeseen cost can come in your monthly utility bill as well. Essentially you are paying to heat and cool an additional 2’ of air above your head.
All of these additional costs come from the fact that we are adding an additional 25% of wall space. Still, this seems rather hypothetical. Sure its 25% more, but how many extra dollars are we talking? Let's look at an example.
Materials Cost Difference:
Let's compare a 1,300 square foot house with 256’ of exterior walls and 125’ of interior walls. (Total wall square footage 8’ ceilings: 4,048 sqft | 10’ ceilings: 5,060 sqft)
Wall studs (2x4 walls) Cost difference:
$1,143 vs. $1,428.75 (+$285.75)
Drywall (4x8 sheets):
$1,897.5 vs $2,371.85 (+$474.35)
Wall insulation:
$849.00 vs $1,061.75 (+$212.25)
Paint:
$1,214 vs $1,518.00 (+$304)
Wall Sheathing:
$1,216 vs $1,520 (+$304)
House wrap:
$565 vs $755 (+$190)
Fasteners:
$1,000 vs $1,250 (+$250)
Siding:
$2,795.52 vs $3,494.40 (+$698.88)
Total cost increase so far: $2,719.23
Labor Cost Difference:
Let's try to estimate the increase in labor now. This one is a little more difficult. When we are talking about the materials, most materials increase in price in a linear fashion. Generally, they all cost about 25% more to go from 8’ walls to 10’ walls. Labor is not the same. It doesn't take a carpenter 25% longer to hang a 4x10 piece of sheeting vs a 4x8 piece of sheeting. It does take a little longer though, and a little more effort, maybe 5-10%?
10’ precut studs may not be locally available. Meaning, the carpenters will have to cut every stud in the house to get 10’ ceilings. Let's look at another trade. On 8’ ceilings, drywallers can hang a wall with two 4x8 sheets running horizontally. With a 10’ wall, they will have to use 2.5 sheets. This not only adds an extra cut, but it means they must tape an additional horizontal joint throughout the whole house. Painters will have an additional 25% of wallspace to paint. The siding installers will have an additional 25% of siding to install. Below I will estimate what I think the additional labor costs are.
Framing:
$12,000 vs $13,200 (+$1200)
Drywalling:
$8,000 vs $10,000 (+$2,000)
Painting:
$5,000 vs $6,250 (+$1,250)
Siding:
$10,240 vs $12,800 (+$2,560)
Additional labor costs: $7,010
Total additional costs for 10’ ceiling upgrade: $9,729.23
Total Cost Per Square Foot:
Overall, 10' ceilings would add an additional $7.50 per square foot to this 1,300 square foot home. Keep in mind, the total cost increase is surely greater than this. I tried my best to estimate all the big ticket material increases. However, there will be other more difficult to estimate increases like corner beads, drywall mud, outside/inside corners for siding, and wall cabinets. More than likely, there would be an increase in the costs for the electrician as well as they will be required to use more wire. I would estimate the true cost increase is closer to $10-$12 per square foot.
One last thought to consider. If you go with 10’ tall ceilings, you will likely buy bigger items in order to fill your space more proportionally. Things that come to mind: taller bathtubs, taller shower surrounds, bigger ceiling fans, bigger light fixtures, taller windows, longer shades and curtains, plus a longer swiffer to get those cobwebs way up on the ceiling!
Would 10' ceilings be worth the additional cost to you?
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