Expanding your living space by adding on to your home can be a thrilling yet daunting endeavor. Whether you are considering about creating an extra bedroom, a sun-soaked family room, an ADU or a new wing to accommodate extended family, one question inevitably looms large: how do you finance a home addition? After all, home additions often come with significant costs, and most homeowners can not afford to pay for them out of pocket. The RefiGuide will you compare financing options and loans for home additions, renovation and more.
8 Ways to Finance a Home Addition in 2025
The good news is that there are numerous options available for financing a home addition.
Each type of loan comes with its own pros, cons, and unique considerations.
Let’s explore the eight best ways to finance a home addition and examine how each method might be suitable for your situation.
1. Second Mortgage Loan
The home equity loan or second mortgage is one of the most common ways to finance a home addition. The home equity loan allows you to borrow against the equity you’ve built up in your home—essentially, the difference between your home’s current market value and what you still owe on your mortgage. The lender gives you a lump sum upfront, which you repay over a set period at a fixed interest rate.
Think of a home equity loan as tapping into a hidden savings account within your home, allowing you to convert your property’s value into tangible cash. Many people choose the home equity loan for renovation, because it provides immediate cash out, with competitive rates and a fixed monthly payment.
The 2nd mortgage for a home addition is attractive because they offer predictable payments, making it easier to budget for your renovation project. However, there is a caveat: if you default on the loan, your home serves as collateral, and you risk losing it. Home equity loans do ensure fixed interest rates and fixed monthly payments.
2. HELOC Credit
Another option is a home equity line of credit or HELOC. Like a home equity loan, the HELOC allows you to leverage your home’s equity, but instead of receiving a lump sum, you’re given a revolving line of credit that you can borrow and reborrow from as needed. The home equity line of credit functions similarly to credit cards: you borrow only what you need and pay interest only on the amount borrowed.
A HELOC is like having a financial safety net—it’s there when you need it, providing flexibility and allowing you to borrow just what you require for each phase of your home addition.
The flexibility of a HELOC can be advantageous, particularly for larger or phased projects where costs may change over time. However, HELOCs typically come with variable interest rates, meaning your monthly payments could increase if rates rise. If you prefer stability and predictability, this could be a downside. Homeowners also like home equity lines because sometimes you can get a quick HELOC with no appraisal required, but you will need high credit scores for the appraiser costs to be waived.
The home equity line of credit typically has variable interest rates but many borrowers will look to convert to a fixed interest rate once the draw period ends. Always make sure the good faith estimate lists the fees and closing costs that match the final documents on HELOC closing costs.
3. Cash Out Refinance Mortgage
If you’ve built up equity in your home and are looking for a way to finance a significant addition, a cash-out refinance may be a viable option. This method involves refinancing your existing mortgage and taking out a larger loan than you currently owe. The difference between the new loan and what you owe is paid out to you in cash, which can then be used to finance your home addition. The FHA cash out plan is the most popular option for borrowers with less than perfect credit.
Why not refinance and take advantage of today’s lower interest rates while getting the funds you need for your dream home addition?
The beauty of a cash-out refinance lies in the potential for a lower interest rate, particularly if rates have dropped since you first took out your mortgage. However, keep in mind that you are essentially resetting your mortgage, and extending the loan term could mean paying more in interest over the life of the loan. Many homeowners have successfully been able to finance an ADU with cash out refinances.
4. Unsecured Personal Loan
A personal loan is another option for financing a home addition. Unlike home equity loans, HELOCs, or cash-out refinances, personal loans are unsecured, meaning they don’t require you to use your home as collateral. This makes personal loans less risky in that sense, but they often come with higher interest rates, as the lender assumes more risk.
Think of a personal loan as the Swiss Army knife of financing—it’s versatile and can be used for nearly any purpose, including home renovations, but it may come at a higher cost.
Personal loans are often ideal for homeowners who don’t have significant equity in their homes or who don’t want to risk their property. They also tend to have shorter loan terms, meaning you’ll pay off the debt faster, but your monthly payments could be higher compared to other options.
5. FHA Construction Loan
If your home addition involves significant renovations, a Federal Housing Administration loan might be an option worth considering. This type of loan is specifically designed to help homeowners finance both the purchase and renovation of a home, or to refinance their mortgage while funding improvements. The FHA 203K loans are government-backed, which makes them more accessible to homeowners who may not have stellar credit.
An FHA 203K loan is like a one-stop-shop—it covers both your mortgage and renovation costs under one loan, making it easier to manage your finances.
One downside to FHA 203K loans is that they come with more stringent guidelines. You’ll need to work with approved contractors and adhere to specific timelines, which can limit your flexibility. Additionally, because these loans are government-insured, they often require mortgage insurance premiums, which could increase your overall costs.
6. Home Building Loan
For larger projects that require extensive structural changes or new construction, a construction loan might be the best option. Unlike traditional loans, construction loans are short-term and designed to cover the costs of building or major renovations. The construction loan is disbursed in stages as work on the project progresses, and once the construction is complete, the loan is typically converted into a traditional mortgage.
A construction loan is like a blueprint for your financial future—it lays the foundation for funding a significant home addition with the flexibility to draw funds as your project evolves.
Construction loans are more complex than other financing options, often requiring a detailed plan of the project, approved contractors, and ongoing inspections. They also tend to come with higher interest rates, making them a more expensive option. However, for large-scale projects, a construction loan offers the flexibility and structure needed to ensure the project is completed on time and within budget. Compare construction loans and HELOCs.
7. Credit Cards
While not an ideal option for financing a full home addition, credit cards can be a viable solution for smaller expenses, such as materials or labor for certain phases of the project. If you have a card with a low interest rate or a promotional 0% APR offer, you might be able to finance smaller parts of your home addition without taking on significant debt.
Why take out a large loan when a simple swipe of your credit card could cover minor renovation costs?
However, it’s important to exercise caution when using credit cards for home additions. High interest rates and the potential for quickly accumulating debt make credit cards a risky option for larger expenses. If you’re unable to pay off the balance in a timely manner, you could end up paying much more in interest than you initially anticipated.
8. Savings or Cash
Finally, if you have the means, financing your home addition with savings or cash is the most straightforward and cost-effective way to go. By using your own funds, you avoid taking on debt, paying interest, or dealing with lender requirements.
Using savings to finance your home addition is like planting a seed in your financial garden—it grows your home’s value without adding the burden of debt.
However, not everyone has the luxury of financing a home addition with cash. If you do, be sure to leave enough in your savings for emergencies and other future expenses. Draining your savings for a home addition could leave you financially vulnerable in the event of unforeseen circumstances.
Choosing the Right Home Addition Financing Option
Now that we’ve explored various financing options, how do you choose the right one for your home addition? The decision ultimately depends on your unique financial situation, the size and scope of your project, and your tolerance for risk.
If you have significant equity in your home and want predictable payments, a home equity loan might be the best choice. If you prefer flexibility and anticipate fluctuating costs, a HELOC could offer the versatility you need. For those with limited equity or who don’t want to risk their home, a personal loan or FHA 203k mortgage might be a better fit.
Choosing the right financing method is like navigating a maze—you need a clear sense of direction to find the option that leads you to the best financial outcome.
How Much Will a Home Addition Cost?
Home additions typically range in size from 250 to 1,250 square feet. While the average cost falls between $20,000 and $75,000, factors like specialized fixtures, high-end finishes, and unique architectural features can drive the price into the hundreds of thousands.
Adding a bathroom, kitchen, or laundry room will require plumbing, while expanding a living room may involve larger windows and enhanced insulation. Additionally, the type of addition matters whether it’s a small bump-out or a multi-room extension. Forbes published a great article that outlines many of the important considerations to keep in mind when estimating the home addition costs.
Do You Need Permits to Build a Home Addition?
Before making any final decisions about your home addition, it’s essential to consider all the factors involved. While you’re busy compiling your wish list and researching home addition financing options, there are a few additional things you should keep in mind.
Permits to Build: Every town, city and state has its own requirements for permits when it comes to home addition projects, each with specific rules and guidelines for obtaining them. Although your contractor will likely manage this part of the process, it’s beneficial for you to understand the building requirements as a form of checks and balances. Plus, since you will be responsible for covering the costs of the permits, having a clear understanding will help you budget more effectively.
How Do You Finance a Home Addition?
Financing a home addition doesn’t have to be a daunting task. With the variety of options available, there’s a solution that can fit your financial needs and help you achieve the home of your dreams. Whether you tap into your home’s equity, refinance your mortgage, or explore alternative financing methods, the key is to carefully consider the pros and cons of each option and choose the one that aligns best with your goals.
In the end, adding to your home is not just an investment in your property—it’s an investment in your future comfort and happiness. By selecting the right financing option, you can turn your vision into reality without breaking the bank.
About RefiGuide
Bryan Dornan is a financial journalist and currently serves as Chief Editor of RefiGuide.org. Bryan has founded several mortgage and marketing companies and has worked as a loan officer and mortgage broker in the industry for over 25 years and has a wealth of experience in providing mortgage clients with the highest level of service in the industry. Bryan's continual focus is to promote affordable home-ownership to consumers like you across the United States. He also writes for RealtyTimes, Patch, Buzzfeed, Medium and other national publications. Find him on Twitter, Muckrack, and Linkedin
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