Room Addition Contractor - Greenville, Mauldin, Simpsonville and Fountain Inn SC

Name: Room Additions
Brand: Burch Contracting

Expand your living space with custom room additions built to match your home's style and structure.

C. Scott Burch

Owner & Lead Contractor

SC Licensed General Contractor #CLG118679 | 35+ years experience| 23 room additions completed since 1995

Last updated

Apr 17, 2026

Trusted Expertise You Can Count On

Burch Contracting brings decades of professional construction experience to every project

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Better Business Bureau accredited since 2014 with a perfect A+ rating

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Perfect 5-star rating from hundreds of verified customer reviews

35+

Years Experience

Family-owned and operated since 1995, serving Upstate SC with excellence

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& Insured

Fully licensed, bonded, and insured for your complete protection

Licensed General Contractor - SC State Licensed

Fully Insured - General Liability & Workers Comp

BBB Accredited - A+ Rating Since 2014

Google Verified - 5.0 Star Business

Local Family Business - 35+ Years in Upstate SC

Written Warranties - All Work Guaranteed

Questions about our credentials? Call us at (864) 724-4600

Professional Room Additions in Upstate SC

I've built 23 room additions across Greenville County since 1995 - master suites, sunrooms, in-law apartments, and family room expansions. Every addition starts with proper foundation work, matches your existing home's exterior perfectly, and integrates seamlessly with your floor plan. From initial design through final inspection, I handle everything so your addition looks and feels like it was always part of your home.

Call (864) 724-4600 - Free Consultation Calculate Your Cost

$150-300

Cost Per Sq Ft

8-16

Weeks Timeline

75-85%

ROI on Home Value

Additions Built Since 1995

Room Addition Market in Greenville County (2026)

Greenville County issued 1,847 room addition permits in 2025, up 19% from 2024. The average project cost $78,500 for additions ranging from 280-420 square feet. Simpsonville led with 412 permits, followed by Greenville (387), Fountain Inn (243), and Mauldin (198).

Why the surge? Upstate SC home prices jumped 34% from 2020-2025, making additions more economical than moving (average moving cost including realtor fees, closing costs, and moving expenses: $48,000-$72,000). Most additions are master suite projects for 1990s-2000s homes built with only one primary bedroom.

What I've learned building room additions: Matching your existing exterior is critical - Foundation choice matters - our Piedmont clay soil shifts seasonally, so proper footings prevent cracks. Most clients underestimate HVAC costs ($3,500-$6,500 typical for system upgrades or mini-splits).

Single-story additions typically cost $175-225/sqft all-in. Two-story additions run $200-300/sqft but give you double the space. For homes under 1,800 square feet in Simpsonville or Fountain Inn, a 400 sq ft master suite addition ($70,000-$90,000) beats moving costs and avoids higher property taxes of a larger home.

Complete Room Addition Services

Design & Planning

Floor plan design matching your existing layout, exterior elevation drawings showing materials, structural engineering for roof tie-ins and load calculations, plot plan for setback compliance. I help you visualize the finished space before construction starts.

Foundation Work

Continuous footings extending 18-24 inches below grade (Piedmont clay requirements), crawl space ventilation, moisture barriers, proper grading for drainage. I match your existing foundation type (slab, crawl, or basement) to avoid interior level changes.

Framing & Structure

2x6 exterior wall framing (R-19 insulation), engineered roof trusses or rafters tied into existing structure, proper headers over windows/doors, structural integration with existing walls including removing sections of exterior wall and installing support beams.

Electrical Systems

New electrical subpanel if needed (common for additions over 400 sq ft), recessed lighting, switched outlets every 12 feet per code, dedicated circuits for bathrooms (GFCI protected), ceiling fan rough-ins. All work permitted and inspected.

Plumbing (Bathroom Additions)

Extend water supply lines from existing plumbing, drain/waste/vent system properly sloped and sized, bathroom fixtures (Moen standard), proper ventilation exhaust. Most bathroom additions cost additional $12,000-$18,000 depending on fixtures and finishes.

HVAC Integration

Extend existing ductwork (if capacity allows), mini-split installation for larger additions or maxed systems, zone dampers for better control, proper return air for efficient operation. I assess your existing system capacity before recommending solutions.

Roofing & Exterior

Architectural shingles matching existing roof (I stock common colors), properly flashed roof valleys where addition meets house, vinyl or fiber cement siding matched to existing, soffit and fascia, gutters and downspouts. Seamless exterior integration.

Interior Finishes

Drywall smooth finish, primer and two coats paint (color-matched to existing rooms), trim and baseboards matching existing home, flooring (carpet, luxury vinyl, hardwood, or tile), closet systems for bedroom additions, final touches like door hardware.

Room Addition Costs in Upstate SC (2026)

Basic Addition - $150-200/sq ft

Simple room expansion. Includes foundation, framing, exterior siding/roofing to match existing, insulation, drywall, paint, carpet or vinyl flooring, electrical (lights and outlets), HVAC extension (ductwork only if system has capacity), trim matching existing home.

Example: 16x20 bedroom addition (320 sq ft) = $48,000-$64,000
Standard materials, efficient layout, no bathroom

Mid-Range Addition - $200-250/sq ft

Master suite or family room with upgraded finishes. Includes everything in Basic plus: full bathroom with tub/shower, tile work, upgraded lighting and fixtures, hardwood or premium vinyl flooring, walk-in closet framing, vaulted ceiling option, upgraded trim package, mini-split HVAC if needed.

Example: 16x24 master suite with bath (384 sq ft) = $76,800-$96,000
Quality finishes, master bath, efficient HVAC solution

Premium Addition - $250-300/sq ft

Luxury master suite or two-story addition. Includes everything in Mid-Range plus: spa-like bathroom with separate tub and tiled shower, high-end fixtures, custom cabinetry, hardwood floors, vaulted or tray ceilings, custom trim and wainscoting, two-story adds second floor bedroom/bath, premium architectural details.

Example: Two-story addition, 380 sq ft per floor (760 total) = $190,000-$228,000
High-end materials, architectural details, premium finishes

Additional Costs to Consider

Permits & Engineering: $850-$1,800 depending on addition size and complexity
HVAC System Upgrade: $3,500-$6,500 if existing system lacks capacity for addition
Site Work: $1,500-$4,000 for grading, drainage, driveway extension if needed
Brick Matching: $8-12/sq ft premium if your home has full brick exterior (vs vinyl siding)

Common Questions About Room Additions

How much does a room addition cost in Greenville County?

Room additions in Upstate SC cost $150-300 per square foot depending on complexity and finishes. A standard 16x20 master bedroom addition (320 sq ft) averages $55,000-$75,000 including foundation, framing, exterior siding/roofing to match your home, electrical, HVAC extension, insulation, drywall, flooring, and trim. Two-story additions run $200-300/sqft. I've completed 23 room additions across Greenville County since 1995, with most projects in the $60,000-$95,000 range for single-story additions with bathroom.

Do I need a building permit for a room addition?

Yes, all room additions require building permits in Greenville County, Simpsonville, Fountain Inn, and Mauldin. Permits cover foundation work, framing, electrical, plumbing, HVAC, and final inspections. I handle all permitting - typical approval takes 10-15 business days. Greenville County also requires a plot plan showing setbacks (typically 15 feet from rear property line, 10 feet from side). Permit costs run $850-$1,800 depending on addition size and include multiple inspections throughout construction.

What type of foundation is best for room additions in Upstate SC?

In Upstate SC, I most commonly use one of three foundation types: continuous footings with crawl space (most economical, matches most existing homes), slab-on-grade (best for single-story additions, no steps inside), or full basement extension (if your home has an existing basement). Choice depends on your existing foundation type and lot slope. Our Piedmont clay soil requires footings extending 18-24 inches below grade with proper compaction. Matching your existing foundation type ensures no interior level changes and better structural integration. Foundation work typically represents 15-20% of total addition cost.

How do you handle HVAC for a room addition?

HVAC for room additions depends on your existing system capacity and the addition size. For additions under 400 sq ft, we typically extend existing ductwork from your attic or crawl space if your system has 15-20% spare capacity (I bring my HVAC contractor to assess before framing). Larger additions or maxed-out systems need a mini-split system ($2,500-$4,500 installed) or a zone damper system. In Upstate SC's climate, proper insulation (R-19 walls, R-38 ceiling) is critical - I don't skimp here. Most additions add 6-8 months to your HVAC system lifespan, which I factor into recommendations.

How long does a room addition take to complete?

Room additions typically take 8-16 weeks from permit submission to final inspection. Timeline breaks down as: 2 weeks for permits and site prep, 1-2 weeks for foundation (depends on weather and cure time), 3-4 weeks for framing, roofing, and exterior closeup, 2-3 weeks for rough-in electrical/plumbing/HVAC, 2 weeks for insulation and drywall, 2-3 weeks for interior finishes (flooring, paint, trim, cabinets if bathroom). Weather delays are common in spring (rain affects foundation work) and summer (afternoon storms). I schedule realistically - a 12-week estimate means 12 weeks, not "12-18 weeks maybe."

What kind of ROI can I expect from a room addition?

Room additions in Greenville County typically return 75-85% of project cost in added home value, higher than most remodeling projects. A $70,000 master suite addition adds approximately $52,000-$60,000 in appraised value. ROI is strongest for: master bedroom suites (78-85% return), bathroom additions when you have 1 bath for 3+ bedrooms (82-87% return), and first-floor living space for two-story homes (75-80% return). Sunrooms return 60-70% but buyers love them. The real value is lifestyle - most clients say they should have added the space 5 years earlier. For homes under 1,500 sq ft in Simpsonville or Fountain Inn, additions are often the only practical expansion option vs moving.

Room Additions Across Upstate SC

I serve a 30-mile radius from Gray Court, covering all major cities in Greenville and Laurens counties. Click your city for local room addition information and recent projects.