How Much Does It Cost to Add a Dormer to Your House? | 2024 Guide

By Amanda Lutz Updated May 9, 2024

Typical costs range from $2,500 to $30,000.

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Costs to add a dormer typically range from $2,500 to $30,000, or about $115 per square foot, but most homeowners will pay around $12,000. Dormers are common on Cape Cod houses and bungalows. These small, roofed structures extend from your roof and often feature a window, increasing your home’s space and boosting curb appeal while bringing in more natural light.

Our guide covers key costs you’ll need to consider when installing a dormer window, plus tips for hiring a professional roofing contractor.

Note: Article cost data via Home Advisor.

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Metal Roof

Metal roofs cost, on average, between $7,081 and $110,150.

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Tile Roof

The NRCIA reports that the average tile roof cost is $8,000 to $23,000.

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Shingle Roof

Shingle-style roofs cost, on average, $5,000 to $18,000.

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How Much Do Dormer Additions Cost on Average?

See below to get an idea of how much dormer additions cost.

$2,500

Low End

$12,000

Average

$30,000

High End


Major Cost Factors for Dormer Addition

The dormer’s size, type, material, and required labor all affect your total cost. We’ll detail these factors below.

Factor 1: Types of Dormers

There are many dormer styles to choose from. Here are some common types of dormers and their costs by square footage.

Factor 2: Dormer Materials

Many different materials are used to build dormers, each of which vary in durability and maintenance requirements. Aluminum and vinyl are the most cost-effective options, but wood is more customizable.

We’ve broken down the cost of roof dormers by material below.

MaterialCost
Aluminum$75–$400
Vinyl$100–$900
Wood$150–$1,300

Factor 3: Labor Cost

Labor prices vary by project and roofing contractor. Pros will either charge a flat rate equal to 20% to 30% of the total project cost or an hourly rate; the national average is $35 to $55 per hour. Sometimes, you may need to hire an architect to assist in planning and installation. Architects charge per project; fees are generally 5% to 20% of the total project cost.


Additional Factors Affecting Dormer Costs

Some additional factors can drive up your total dormer price. Read more about them below.

Complexity

If your roof can’t support new dormers, you may need to install additional framing, adding $1,000 to $10,000 to the total cost.

Related Projects

Installing a dormer may require other work before the project can begin, such as replacing or repairing framing, siding, roofing, and other finishing work. For example, your roof may need repairs before a dormer can be added. Repairing a roof costs $4 to $9 per square foot, and a full replacement is $5,884 to $12,738 on average.

Other projects include framing ($6 to $9 per square foot) and cladding ($2 to $15 per square foot). Your roof may need trusses for extra support. Roof trusses cost between $7,200 and $12,000.

Permits

You usually need a permit to add a dormer to your home. Building permits typically cost $390 to $1,930, with an average cost of $1,160. What you pay depends on local laws. Check with your area’s local planning authority for accurate pricing.

Roof Form

Your roof’s height and slope can increase the installation’s complexity. A higher roof with a steep pitch usually requires more materials, labor, and structural considerations. Roofers may also need specialized equipment to safely access higher areas.

Type of Roof

Your roof type will affect the project cost. Dormers are often added to unfinished attic spaces, typically costing between $75 and $120 per square foot. Installing a bathroom dormer is usually more expensive, as it requires a more extensive renovation. Expect to pay $20,000 to $55,000 for a bathroom dormer.


Professional vs. DIY Dormer Addition

We recommend hiring a professional roofing company to install your dormer rather than attempting a do-it-yourself (DIY) installation. A pro can get necessary permits, follow building codes, and fix structural issues. We’ll take a closer look at both options below.

Professional

Labor costs for a dormer addition are high because the project involves opening the roof and adding weight to it and your home’s foundation. A professional roofer will be able to match the new dormer to your existing roof and inspect it for any issues.

Here are some other benefits of hiring a pro:

DIY

Even if you have roofing experience, we don’t recommend a DIY dormer addition. This isn’t a project you can do alone, and one mistake could damage your home’s structural integrity. During installation, your roof may require temporary support structures, and a professional has specialized skills and knowledge to do this safely.


How to Reduce Costs

There are other ways to save money on your dormer installation besides attempting a risky DIY project. Here are some tips.


How to Hire a Professional

Here are some tips for hiring a professional to install your dormer.


Our Recommendation

A dormer can add natural light and extra space to your home. Though the installation cost is high, it’s an investment that can significantly boost your home’s curb appeal. Keep in mind that not all roofs can hold a dormer’s extra weight. A professional roofer can help you identify if you need additional framing or other roof repairs before work can begin.

We recommend getting several quotes from local roofing contractors and comparing their warranty options and installation costs before hiring one.

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Cost to Add Dormer FAQ

Do dormers add value to a house?

Yes, dormers add value to a house. The estimated return on investment is around 40%.

Can you add dormers to an existing roof?

Yes, you can add a dormer to an existing roof. Talk with your contractor to see if structural changes on your current roof are possible.

What are dormers?

Dormers are structures that extend from the plane of a sloped roof. These often include a window to allow more natural light into the home. A dormer also has its own roof and siding.