A free site visit, a check of what your lot allows and a written, line-item price.
Get your free estimateFast, Reliable Home Addition Contractor Across Friendswood
A home addition in Friendswood typically runs $145,000 to $260,000 for a ground-floor bedroom-and-bath suite, with the permit and platting process adding 3 to 6 weeks before framing starts. Our crews work Friendswood neighborhoods every week, from Winding Way Drive to the acreage lots off FM 528. We know which city inspectors review what, which foundation details pass on expansive clay, and where the tree-preservation rules will add cost to your plan. If you’re pricing a room addition, second-story bump-out, or sunroom in Friendswood, call (361) 326-2313 for a written estimate. It costs nothing to find out what your lot actually requires.
We’re Lodgewick ADU Houston, the Home Addition Contractor team serving Friendswood and the surrounding Galveston County communities. We build additions that pass inspection the first time because we’ve already done the homework on what Friendswood’s platting review, soil conditions, and tree ordinances demand.
Why Lodgewick ADU Houston Is Friendswood’s Preferred Home Addition Contractor Company
Friendswood homeowners call us after another contractor’s bid fell apart at the permit counter, or after a foundation pour got red-tagged by the city’s soil-expansion check. We get the Friendswood-specific scope questions answered before we ever put a number in front of you. That’s the difference. Our team knows that a bedroom addition off a 1970s ranch on Winding Way Drive will likely need LVL sistering if the original slab settled, and that the corner footing has to follow Friendswood’s pier-and-beam overlay, not Houston’s shallower standard.
Russ Delmar runs our Friendswood jobs personally. When you call (361) 326-2313, you’ll speak with a live person who can talk through your lot, your plans, and your budget. Not a voicemail. Not a chatbot. That matters when you’re trying to figure out whether a garage conversion makes more sense than a bump-out, or whether a pre-fab unit will pass Friendswood’s local amendments.
Every project operates under The Kingswell Guarantee: a written price before work begins, a defined arrival window, a clean job site, and a written 365-Day Done Right Promise. If the work isn’t right, we come back and make it right. That commitment is in writing on every Friendswood project, before a single nail is driven.
Bathroom Addition Contractor in Friendswood
A Bathroom Addition Contractor in Friendswood handles the full scope: framing the new footprint, tying into existing plumbing and waste lines, waterproofing, tile, fixtures, and the final inspection sign-off from the city. Friendswood homeowners add bathrooms when an aging ranch has one full bath for three bedrooms, or when an aging parent moves in and needs a zero-threshold walk-in shower on the ground floor. A typical full bathroom addition in Friendswood runs $45,000 to $85,000 depending on finishes and whether you’re tying into an existing drain line or running new waste pipe under the slab.
Ground-Floor Bath Suites for Aging in Place
We’re building more ground-floor bath suites in Friendswood than ever, often attached to a bedroom addition for a parent or grandparent. The framing is straightforward. The real work is making the shower pan slope correctly on a slab that may have settled a half-inch over 50 years, and making sure the drain fall passes the city’s plumbing inspection the first time. We do both.
Half-Bath and Powder Room Additions
A half-bath off the mudroom or near the pool entry in Friendswood usually runs $28,000 to $40,000. These jobs are smaller but they still require the same permit path, the same soil-expansion check, and the same final inspection. Our written price covers all of it, so there’s no surprise line item when the permit reviewer asks for an extra document.
Bedroom Addition Contractor in Friendswood
A Bedroom Addition Contractor in Friendswood handles everything from staking the lot lines to framing, drywall, electrical, flooring, and final walk-through. The most common Friendswood scenario is a primary-suite bedroom addition on a 1970s or 1980s ranch where the original three-bedroom layout no longer fits. A ground-floor bedroom addition in Friendswood typically runs $55,000 to $110,000, depending on square footage and whether you’re adding a walk-in closet or an attached bath. Second-story bedroom additions start around $130,000 because they require structural reinforcement of the existing first-floor framing.
Primary Suites on Slab Foundations
Friendswood’s clay soil expands and contracts with rain and drought, and many original slabs have settled unevenly. Before we frame a bedroom addition, we check elevation at multiple points and sister new LVLs to existing beams where needed. That’s not a scare tactic. It’s how we avoid a cracked drywall seam two years after the job is done.
Bedroom Additions for Growing Families
When a Friendswood family outgrows a three-bedroom house, a bedroom addition is usually cheaper than selling and buying a four-bedroom in the same school zone. We’ve built bedrooms off the back of ranches in the Forest of Friendswood, off the side of brick traditionals near Friendswood High School, and as second-story pop-ups on lots where the setback wouldn’t allow a ground-floor addition. Each one got a written price first, a defined arrival window, and a written guarantee.
Trusted Brands We Service in Friendswood
We work hands-on with leading ADU and prefab brands including Boxabl, Plant Prefab, and Tuff Shed. For Friendswood customers, that means we can quote a factory-built unit honestly against a stick-built addition, and we know which units will pass Friendswood’s local amendments without destructive testing. We don’t stock prefab units on a shelf, but we handle the full site work: foundation, utilities, permits, and finish work. If you’re weighing a Boxabl unit against a traditional bedroom addition in Friendswood, we’ll walk you through the real delivered cost, the foundation prep, and the inspection path.
Common Home Addition Contractor Problems We See in Friendswood Homes
- Skipped platting applications. Friendswood requires a platting review when an addition creates a separate dwelling unit. Contractors who skip this step get a stop-work order after footings are poured, and the owner loses weeks of time and pays for re-inspection. We file the platting application before we ever break ground.
- Wrong pier depth on expansive clay. Houston’s standard pier-and-beam detail allows shallower piers than Friendswood’s soil-expansion inspection allows. Using Houston specs means a failed first pour and a redo at the owner’s expense. We use Friendswood’s pier-depth standard from day one.
- Tree preservation surprises. Adding onto a Friendswood lot with mature live oaks often triggers the city’s tree-preservation review during permitting. If your contractor didn’t budget for it, the added cost shows up as a change order. We check for protected trees during the estimate, not after the permit file opens.
- Seam matching on older brick and siding. Matching 1970s brick or aging James Hardie lap siding across an old/new seam takes real skill. Our crew frames and finishes additions so the transition is clean and weathertight. A sloppy seam leaks and looks wrong for the life of the house.
Pricing for Home Addition Contractor in Friendswood, TX
Here are honest ranges for Friendswood’s market. A ground-floor bedroom addition runs $55,000 to $110,000. A full bathroom addition runs $45,000 to $85,000. A combined primary suite with bedroom and bath runs $110,000 to $190,000. A second-story addition starts at $130,000. A sunroom runs $40,000 to $90,000. A garage addition or conversion runs $50,000 to $120,000. What moves the price on your lot: soil corrections if the slab has settled, tree-preservation mitigation, platting fees if your addition creates a separate unit, and finish level. None of these should be a surprise. We give you a written, line-item price before work starts, and The Kingswell Guarantee says that price does not change at the door. Call (361) 326-2313 for your free estimate.
We Also Serve Cities Near Friendswood
Our crews serve Friendswood and the surrounding communities: Alvin, Seabrook, Dickinson, and Manvel. If you’re in one of those cities and planning a home addition, the same written-price guarantee applies. Call (361) 326-2313 and we’ll get you on the schedule for a site visit.
Serving Friendswood, TX - Our Local Coverage Area
We’re based in the Friendswood area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Home Addition Contractor in Friendswood
Friendswood requires platting only when the addition creates a separate dwelling unit with its own entrance and kitchen, not for a standard bathroom addition tied to the existing house. A bathroom addition still needs a building permit and the standard inspections, but it does not trigger the subdivision review. Call (361) 326-2313 and we’ll confirm which path your specific project takes.
Friendswood enforces a 7.5-foot side yard setback for residential additions on most standard lots, measured from the new exterior wall to the property line. Lots zoned differently or on corner parcels may have different numbers. We verify your exact setback before we draw the plan, so you don’t pay for a design that the city rejects. Call (361) 326-2313 for a site visit.
Friendswood requires pier-and-beam or post-tension slab details that meet the city’s soil-expansion standard for expansive clay. The pier depth is deeper than Houston’s standard, and the inspection happens before the pour. We build to Friendswood’s spec from the first estimate so you never pay for a re-pour. Call (361) 326-2313 for a written quote that includes the correct foundation detail.
A combined bathroom and bedroom addition in Friendswood typically takes 4 to 7 months from the day we submit the permit application to the day the city signs off. The platting review, if triggered, adds 3 to 6 weeks on the front end. Framing, rough-in, and finish work usually run 10 to 14 weeks once permits clear. We give you a written calendar with your estimate, and The Kingswell Guarantee holds us to the arrival window. Call (361) 326-2313 for your project’s timeline.
Most Boxabl and Plant Prefab units pass Friendswood’s local amendments without destructive testing, as long as the foundation and utility connections meet the city’s soil and energy code. The key variable is the foundation detail on expansive clay, which is the same issue a stick-built addition faces. We handle the site work and coordinate the inspection path for you. Call (361) 326-2313 to get a written price on a prefab unit delivered and installed on your Friendswood lot.
Written by Russ Delmar, Owner at Lodgewick ADU Houston, serving Friendswood and the surrounding communities with written-price home additions and The Kingswell Guarantee since 2010.
