Home > Home Improvement > Home Builder & Contractor > Cost of Building a Second Story Addition

Author: Brian Eckert

Adding a second story to a one-story house is no small job. Depending on the size of your house the cost to build could be as little as $80,000 to as much as $3-400,000 and beyond. It is, however, a great way to add value to your home, and most times it will be cheaper than buying a house with a second floor. This is also a great time to remodel your existing house as your new stairway must be planned out and it could give you some ideas as to a new layout.

The cost to build a whole new floor of home space is never cheap. Talk to local contractors who have done this sort of project before. Be prepared to spend at least $150 per square foot and as much as $300 per square foot of new space. There are always problems encountered when undertaking a project this big so you should assume that the total cost of the job may increase as much as 20% by the time its done. Unforeseen problems could include a foundation or exterior walls that cannot support the extra weight. There may be some issues in tying in your new plumbing to your existing, or you may have to install a new power panel to support the added strain. The best way to avoid these extra costs is to have a detailed building plan and a thorough inspection of all possible issues and solutions to them.

The first step you should always take before any remodeling job is to make sure that you are zoned properly for your project. Most cities and towns have restrictions on how tall a building can be, how close to a public road a building can be, etc.

Attention to detail is a key aspect of any remodeling project. This is never truer than in the case of the house plan. A great set of architectural drawings could save you thousands of dollars on the cost of an addition.

An open line of communication with your contractor is a must. There should be no misunderstanding of the bid and the scope of work involved. If you have any questions or concerns, the earlier you resolve them the better.

As always, do your homework when selecting a contractor. Make sure he has solid, recent references and pictures of his work. Never settle for the first contractor you talk to just because you like his price. More often than not, the cheapest price is cheap for a reason. The contractor might not have given the job a thorough inspection, or he might not fully understand the scope of your project. The more quotes you get, the more likely your job will be done at the highest quality for the lowest possible price.

Original post:
How Much Does a Second Story Addition Cost? - CostOwl.com

Before construction photo. Photos (1-11) follow in sequence.

February 2, 08 - 10:00 am Roof structure 50 % removed including old rear bathroom dormer.

February 2, 08 - 12:00noon, Roof & gable walls completly removed. Missing floor framing & plywood flooring installed.

Feburary 2, 08 - End of day, all exterior walls pre-build, resting on floor & house completly covered with a 40' x 60' tarp.

February 3, 08 - 9:00 am Exterior walls 1/3 erected. Each section labled to indicate location.

February 3, 08 - 11:00am All exterior walls erected, plum and braced.

February 3, 08 - 2:30 pm Roof trusses 100 % erected, including gable ends

February 3, 08 - End of day, roof completly plywood and eventualty covered with tarp.

February 4, 08 - 12:00 noon Roof completly shingled and all windows installed. New second story addition completly water tight with wrap.

February 4, 08 - End of day, interior partitions erected, plum and braced. Plumber & Electrician started rough work in couple days.

After Construction

Entire house & garage vinyl sided. 2nd story window over entrance door & shutters added for more curb appeal. Single window (left of entrance door) converted into double window.

Photos below ( 1-29)

Presently a 1st floor family room addition attached to colonial house.

Creating a 2nd story master bedroom .Original bedroomfloor space was remodeled into 2 walk-in closets, master bathroom and office room.

Addition designed and constructed as though it was original structure.

Creating additional living space in a un-finished attic.

Newly created 3rd level during framing stage.

Created 2 large bedrooms and bathroom with plenty of storage space.

Turn cape into a two story home addition (colonial). Created 3 bedrooms & bath. Created vestibule. Extend chimney.Following year, remove 1st floor center bearing wall and convert original 2 bedrooms into 1 large family room.

Turn cape into a second story home addition (colonial). Created master bedroom with master bathroom and walk in closet. Also 2 additional bedrooms with full bathroom and laundry room off hallway.

Built second story room addition over existing 1st floor family room. Create master bedroom, master bathroom, walk in closet and office. Match existing hip style roof & overhangs. Extend chimney.

Convert ranch into a second story home addition. Created 3 Bedrooms& 1 bath .Created staircase to upstairs. Install new structural floor system. Raise chimney.

Build second story home addition over existing garage. Created full bathroom, office & game room. New staircase & structural floor system. Structural full span beam in garage .

Existing colonial, created master bedroom addition, master bathroomand walk in closet over room below. (1 of 2)

Rear view of room addition Match roof lines. (2 of 2)

Convert cape into a second story home addition (colonial). Created 3 bedrooms and full bath over Main House and master bedroom / bathroom / walk-in closet and office over garage.

Created 2 bedrooms in un-finished attic area. Plus, strip old roof shingles on remaining house and install new architectual shingles and raise chimney.

Rear Dormer to existing cape. Consist of bedroom, full bath, sitting room. Rear deck with stairs to grade.

Turn ranch into split level ranch. (right gableview). (1 of 2) - Not required to raise entire lenght of a Ranch House if additional rooms are not needed orbeyond budget.

Convert ranch into split level ranch. (leftgable view). (2 of 2) - Newly created stairs required to new 2nd level. 2nd floor windows mimick windows below. (see front & gable walls)

Convert 1 story house into a two story house. . - Newly created stairs required to new 2nd level. Raise chimney . Created new structual floor system.

2 Front Dormers. - These type of dormers are called "Dog House ". Purposefor additional light, ventilationand floor space.

Add a full rear dormer to a cape. Also created a full lenght rear deck and stairs to grade.

Convert ranch into split level ranch. - 2nd level Hip styleroof matchesremainingstyle of house. Extend chimney, new structually floor and set of stairs to new 2nd level

Created 2nd level home addition.(1 of 2). Front View

Large sliding windows and sliding door facing ocean. Created private 2nd level deck with glass railing for non-obstructive views.

Created 2nd level home addition (2 of 2) Side View.

Convert Ranch to Colonial(right gable view) (1 of 2).

Since a structuarlly floor is required, take advantage by cantilevering new floor joist 2' 0" beyond 1st floor foot print for additional floor space.Also,option of expanding both in front and back as this house was done.

Convert Ranch to Colonial (left gable view) (2 of 2).

Continuing 2nd level over existing garage is an option if additional rooms ( bedrooms, bathrooms, laundry room, den, office, etc) were needed.

Originally a 1 story, brick, ranch home with hip-style roof.Homeownerneeded 2 additional bedrooms & 1 bathroom. Have to create a set of stairs to proposed 2nd level, usuallyfrom 1st floor living room and usually directlyabove existing set of stairs leading to basement.

Constructed a steep front roof, consistent with a cape style home and built a full-lenght rear dormer. This conversion(ranch to cape)opposed to standard conversion(ranch to colonial)is less expensive if you need only 2 bedrooms. If you need 3 or 4 bedrooms with both a hallway & master bathroom, you need to convert to a colonial style home.

New bedrooms, eachwith a gable & rear window and bathroom located in center (off hallway) . As you notice, existing ground level family room addition & 2 car garage (see photo 2 of 3) limits property space for any possibility of a ground level bedroom addition.

Photos below (1-23)

Rear addition. Family room, office and rear foyer with closet. Rear deck with full basement. Also, vinyl siding new addition and entire house.

Family room addition, hip roof with front gable. Clap board exterior with special "SUN BURST " gable .

2 Story Addition, plus 1 story addition with roof deck

Family room rear home addition on piers.

3 Season room addition

Match existing siding . Porch constructed on piers, bottom enclosed with vinyl lattice and "TREK" decking boards.

Rear room addition on piers.

Created bedroom addition. Pressure treated plywood installed under floor joist. Floor well insulated.

2 Story rear Addition to existing Cape House,thus2nd floor concept.

!st floor is an extension of kitchen and new family room. 2nd floor is master bathroom with master bedroom and private balcony.

Room addition builtoff existing gable end of Ranch house.

Matched same roof lines and flush with front exterior wall. Home addition consisting of a master bedroom & bathroom.

Garage addition . (1 of 4)

Originally was a 2 car garage. Created another bay (far right) and converted into a 3 car garage. Up graded with overhead garage doors, siding, roofing and electrical fixtures.

Created new 2nd level Addition on Main House. (2 of 4)

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Dormer Window Installation CT Connecticut Dormer Window ...

by Jane Meggitt, Demand Media

Up or out? That is the question. You need space and you want the most for your money. Your home site might make the decision for you. If you don't have much of a yard to the sides of your home or behind it, up might be the only way to go. Local zoning laws also come into play. The cheapest solution depends on various factors, as each situation is different.

If you've got the yard space for it, ground floor additions are generally easier. There's far less disruption of your house than when adding a second story. Depending on the configuration of your house, an addition might be built off an existing doorway, lessening the expense of taking down walls. You might also save on architectural design costs that would be required for building up. If you have to move power lines or work around sewer lines, that can add to the expense.

Adding a second story means there's already a foundation in place. You must make sure the existing foundation and the footings are strong enough to carry a second story. If your building inspector finds the foundation can handle it, this can be a cheaper way to go. If you need to reinforce the walls or foundation, building an addition is likely less expensive. Going up rather than out can save money for heating and cooling ducts, pipes and other necessary materials. Up rather than out tends to be a shorter route for ducts or piping, although it all depends on the home's construction. However, the more involved work of building up means higher labor costs.

It's more than just construction costs that you must take into consideration. If you decide to go with a second story, the roof will have to come off and you'll probably need to find temporary living quarters. It's one thing to stay with friends or relatives and another to add days or weeks of hotel bills and meals to your budget. There's also a greater risk of damage to the rest of the house, such as the ceilings and floors on the ground floor.

Don't forget that besides up and out there is also down. Finishing a basement might be the most cost-efficient way to increase living space, much cheaper than either building up or out. If you have an attached garage, putting a room or two over it might be a possibility, if the foundation and bearing walls can hold a second story. You would have to work with an architect to make this arrangement aesthetically pleasing, but it doesn't involve the disruption and relocation found in a complete second-story addition.

Jane Meggitt has been a writer for more than 20 years. In addition to reporting for a major newspaper chain, she has been published in "Horse News," "Suburban Classic," "Hoof Beats," "Equine Journal" and other publications. She has a Bachelor of Arts in English from New York University and an Associate of Arts from the American Academy of Dramatics Arts, New York City.

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What Is Cheaper Adding a Second Story Addition or a Ground ...

Proud Members of the

Master Builders Association of NSW since 1968

Beecroft job (BEFORE PIC)

Glossodia job

Before photo

Glossadia job

After Photo

Winners of the MBA (Master Builders Association of NSW) Housing Award for 2011

- Home Extension/Alteration/Renovation (Category $150,000 to $250,000)

The biggest growth area in our projects is now undoubtedlysecond storey additions. With good economical vacant land limited in the Sydney area many people are now opting for a second storey addition in lieu of building a new home.

2nd storey additions are also called first floor additions, attic conversions, Cape Codextensionsor top floor additions. They are all the same thing but they can be standard construction with frames and trusses or can be complex pitched roofs with dormer windows.

Previously owners risked over capitalising but now in many cases a 2nd storey addition can greatly increase the value of the home and be a good investment as well as adding more space.

First flooradditions are much less disruptive to home owners than standard additions as work is completed above the existing home rather than in the owners yard. We do NOT require owners to leave their home while construction takes place. Our workers will enter the house via a window to the 2nd storey, not through the front door. Only after internal linings will the staircase opening be opened up to the ground floor, minimising any disruption to the owners

Carlingford job

Before photo

First floor addition in Carlingford

Mosman job

Before photo

Mosman luxury renovation

There are a few items that require special attention for 2nd storey additions. They include:

2nd storey additions require good organisation and access to a large carpentry team to ensure the waterproof stage is reached quickly, minimising the chance of leaks. 2nd storey additions are therefore not usually suitable to owner builders or smaller on-site working builder companies.

For second storey additions to work well the builder needs very detailed planning, a dedicated hard working team of carpenters, attention to detail and above all patience. If the weather looks bad the project needs to be delayed at the appropriate time to minimise any leaks. OMara is very experienced at the process of second storey additions.

After signing building contracts we will not commence work on-site for a couple of weeks until a large amount of materials have been delivered to site so that no delays occur waiting for materials. We usually start work on a Monday and the process will involve the following steps;

1.Delivery of materials 2.Relocation of aerial power service (if required) 3.Strip roof tiles / roof and dispose or store on site for reuse 4.Cut back roof timbers 5.Pack up wall frames and install floor joists 6.Install internal drainage for first floor bathrooms 7.Install new air-conditioning ducting as required

8.Install new sheet flooring 9.Install plastic membrane and specialised waterproof tarp 10.Crane up, stand frames & trusses using special fixing methodsfor 2nd storey additions to minimise leaks during rain 11.Install fascia & gutter 12.Install roof tiles 13.Fit windows & sark walls if necessary

At this stage the house is now waterproof and the chance of any leaks to the ground floor is greatly reduced. Only very minor leaks should now occur. We usually reach this waterproof stage with 10 to 15 working days. If the project includes pitched rafters rather than trusses or metal roofing it may take longer to reach this stage. Extremely large additions can also take a bit longer but this time frame usually allows for a 2nd storey addition of around 12m x 8m, a typical size.

O'Mara constructions has completed a number of first flooradditions using standard construction and alternate building materials. Photographs and references can be supplied upon request.

Please contact our office for details.

St Ives internal fireplace

St Ives Kitchen / Dining

Beverly Hills project (BEFORE PHOTO)

Beverly Hills Project nearing completion November 2012

In some instances "Posi-strut" open web floor joists are used which allows for services such as air-conditioning ducting. In other circumstances Hyspan or Hynebeam joists (which are laminated timber joists) are a better option. Sometimes it is better to raise the height of the area between the existing ceiling and the new floor joists. Each project requires careful consideration in the planning stage of which is the most suitable method.

Owners need to select bathroom fittings such as bath tubs, toilet suites and vanity units prior to construction commencement so that the appropriate allowances can be made at the floor joist framing stage. OMara has a special method of construction that is more flexible and allows for future changes but it is still critical that these selections are made at an early stage.

Our experience is that quiet often the existing ceiling space can be very dirty. It can contain old dusty insulation, spray-in type insulation, rat vermin, dead birds, birds nests and many other horrible things. We recommend that all owners considering completing a second storey addition that they employ the builder to clean-up the ceiling space. Upon request we can vacuum out completely the existing ceiling, remove all old duct ridden insulation, install new clean insulation andinstall downlight protectors (which is one of the biggest causes of house fires) prior to installation of the new sheet flooring, This is the only opportunity the owners will have to clean-up this area as it will then be sealed forever after installation of the new floor.

CONSTRUCTION COST

The exact cost of a second storey addition depends on the size of the addition and the amount of work required to the existing house. Some clients choose to remove ground floor internal walls to create more open space, cement render or paint the existing house, renovate bathrooms or kitchens and alike. However our most typical first floor addition consists of a new master bedroom, walk-in-robe, ensuite,two other new bedrooms and a small sitting room. Extensions of this size are usually around 12x8m in size. Typically these size extensions costs around $165,000 + GST for the first floor addition work. This equates to a square metre rate of $1,650/m2. Although square metre rates can very inaccurate in some cases it can give owners a rough idea of construction costs. The cost for the ground floor work would need to be added to this budget cost. This would include items such as rendering the ground floor brickwork, removing existing house internal walls, re-tiling the existing roof, renovating existing bathrooms or kitchens.

To confirm this budget price owners need to first have a "draft concept" plan prepared. This plan consists of a floor plan of the extension drawn to scale with a few basic dimensions, 1 or 2 elevations and a site plan. From this draft plan we can price the construction cost exactly, price alternatives in design and inclusions and obtain verbal council development approval. We can also submit a separate price to arrange all the professional designs required to obtain council development approval. We usually recommend that the owners obtain this "concept plan" directly. This way the owners retain full rights of the design of the addition. If the builder prepares the plans the he usually owns the rights to the plans and only he can build the job and the owner cannot check his price if fair and reasonable.

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builder of second storey extensions in Sydney

This Craftsman Style second story addition over the garage to this old-town Craftsman style Bend home provided the owners with a spacious master suite that includes a 2nd story deck. Master suite includes tiled bath and a gas fireplace.

Cascade Property Development is a very professional company with timeand respect in mind! We worked with Tom Pryor on an addition to our home and I would definitely recommend him to others. His quote forthe whole job was very accurate and he got the job done in anextremely timely manor. Tom was on the job site weekly, if notdaily, and always explained with emails or phone calls any additionalinformation and or changes/upgrades. Tom and the crews he hired were reliable and respective of our space (considering we lived in it atthe time). We would feel comfortable recommending Tom to people withremodels or upgrade needs for their home. Thanks for the timelycompletion of the job and for allowing our home to grow and accommodate a new family member!

The Totland Family

Continued here:
Craftsman Style Second Story Addition

Do you currently live in a one-story home? Would you love to build a second story addition to add space and beauty to your home? With the help of Paquin Design Build, you can have a second story addition that works seamlessly with your Eastern Maryland home and gives you great additional space! Dont go to one company for design and another for construction we do both, and that means youll save money (and have fewer headaches)! Bring your home to its true potential with a second story addition from Paquin Design Build!

With a second story addition, you can enjoy a huge number of benefits in addition to the extra space! Youll have:

Your home will be completely transformed with a second story addition, and if you ever plan to sell, a two-story home will be a major selling point. Youll be more comfortable in your space, and your home value will skyrocket!

Your second story addition can include anything you can think of! You could choose to create a new:

Whatever ideas you have for your second story addition, we can make them a reality! We will listen to your needs and then create a design that perfectly complements both your existing home and your hopes for the outcome of your second story addition.

Worried about how a second story addition will fit in with your current space? Dont worry; we have years of experience designing great spaces that will fit in seamlessly with your home. We can help you choose the best types of windows, wood flooring, carpet, wall coverings and any other design elements that are important to you! Whether you already know exactly what you want in your addition, or you need some advice, we can help you!

If youre ready to add a second story to your home, contact Paquin Design Build. We will walk you through the whole process, and give you the second story addition youve been dreaming of. Bring your Eastern Maryland home to its true potential contact Paquin Design Build for a second story addition today!

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Second Story Additions | Design & Build Company | Eastern ...

The perception of a two-story addition is that of a complex and expensive project fraught with hidden costs that will bust your budget. In truth, most of those costs are in plain sight if you identify and manage them early in the planning process. Others, such as surprise (but necessary) repairs, financing fees and loan interest, increased insurance premiums and property taxes, and fluctuating building materials prices, are less obvious or upfront, but can certainly affect your finances. Heres a rundown of where hidden costs might be lurking.

The Remodeling Contract

The first place to watch for hidden costs is in your remodeling contract. Be sure to demand a fixed-cost contract that includes a detailed scope of work, a change-order policy, and a firm price that youve agreed to.

This type of contract does not include contingencies or allowances for unforeseen expenses, such as dry-rot exposed during demolition. It is the responsibility of the contractor to evaluate those possibilities beforehand and account for them in the contract.

If you dont have a fixed-cost contract, additional work may add as much as 10% to your final cost money you didnt expect to pay. Similarly, a fixed-cost contract prevents paying unforeseen charges for building materials when prices rise unexpectedly during the construction process. Those increases can be significant. Consider that between 2000 and 2009, the price of construction materials in general increased more than 36%, and 7.2% between 2008 and 2009 alone, according to the Bureau of Labor Statistics.

Specifically, recent fluctuations in big-ticket items such as structural lumber (up 63.6% within the first three months of 2010, compared to its 2009 year-end price), concrete (a 44.8% boost this decade), and asphalt roofing shingles (up 24% in 2008 and 18% in 2009), can hinder your efforts to stay on a financial track and are reason alone to demand a fixed-cost agreement that locks in the cost of the materials for your project.

Be sure your contract has a change-order policy that spells out costs for any alterations to the project that you specify after the contract is signed. This protects the contractor, and also gives you a clear idea of what it will cost if you change your mind about aspects of the project.

Architectural Fees

The cost for an architect to craft a two-story addition that integrates seamlessly into your existing home may be 15% of your total construction costs. If your budget is based solely on the cost of construction, youll need to account for the design fees as well.

Some construction outfits include design capabilities. These design-build firms fold the architectural fees into the construction budget, usually at a discount because youre hiring them for the entire process. Nevertheless, youll still have to account for the cost of the design.

Related fees may include engineering services required by your local building authority, such as having a soils engineer evaluate steeply sloped yards, and areas where shifting or expansive soils are problematic. Specific costs vary, but additional testing runs $250 to $3,000.

Finance Charges and Loan Interest

If you secure a loan for all or part of your addition, youll likely face loan origination and processing fees of about 1% to 2% of the total loan amount. The lender also may require appraisal and inspection fees, which will cost about $300 each.

In addition, any loan terms will include interest youll pay against the principal balance. As an example, lets say you finance your $156,000 two-story addition project with a $115,000 home equity loan and $41,000 in cash. You decide to add those amounts to what you already owe on your existing mortgage.

If your existing mortgage is $160,000, the result is a refinanced mortgage of $316,000. A 30-year loan with a fixed interest rate of 5.15% will result in about $305,000 of interest paid over the life of that loan.

Increased Insurance Premiums

Your annual homeowners insurance premium will (and should) go up as the result of any significant addition.

For reference, a $275,000 house with a $434 annual insurance premium will likely see that premium jump 50% or more, to about $650 per year, based on a $156,300 room addition. That premium is calculated with a 125% replacement value for the now-$431,300 home, which accounts for increases in construction labor and key materials costs a calculation that should be revisited at the policys annual renewal.

Higher Property Taxes

Expect to pay higher property taxes when you add living space to your home. Typically, the value stated on the building permit application for the room addition will be added to your homes valuation for the next tax year, thus increasing your annual property taxes.

An exact amount is difficult to estimate because other variables work into assessing the value of your home from year to year, such as fluctuations in the overall housing market. For instance, a 2007 room addition project in Boise, Idaho, that increased the homes assessed value by 31% boosted its next years property tax by nearly 43%; a room addition project of similar value in 2002, however, increased that home owners property tax bill by only 15% the next year.

Landscaping Repair

A two-story addition will no doubt affect your homes landscaping. The new space itself will replace turf, shrubs, flower beds, and/or trees (and perhaps the cost to remove those features), while daily construction work from foot traffic to heavy machinery and materials staging takes its toll on what remains.

While there is no magic number for such costs, you can expect to pay hundreds to thousands of dollars to have landscaping restored around the sizeable footprint of a two-story addition. Limit the damage and subsequent cost by cordoning off a path to the job site and a staging area for materials. Also, create an allowance of several hundred dollars to put your yard in proper shape once the job is done.

Delayed Decisions

Arguably your most important job as a client is to make informed decisions in a timely manner to help keep the project on track. Thats because some materials and products must be ordered in advance to arrive on the job site within a small window of the contractors overall schedule. Let those deadlines pass, and you risk delays or rush charges to make up the time.

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Two Story Addition Hidden Costs | Costs For Two Story ...

I received the following question in an email and I thought the answer might be useful to others, so rather than just respond in email, Ive posted it here .

Ive spoken to many hundreds of excited owners over the years who want to add a second floor on the house and Natalie asked the typical questions.

Question:

We need to add on to our house at least one bedroom, and a guest room would be nice as well. The way our house is situated, the most aesthetically pleasing way to do it would be to add a couple of rooms on a second floor.

My question to you is, what are the limitations with adding on a second story to a house that is currently only a single story? Can it be done, or will it be prohibitively expensive. Any experience you have to share would be appreciated! Natalie

Answer:

Hi Natalie,

I appreciate your question and I do have some experience I can share. My company has designed and built a few dozen second floor additions over the years.

Let me break down your question into segments.

Can it be done?

Yes. There is no such thing as a house that cannot receive a second floor addition one way or another; or at least not one Ive seen yetsomebody will probably send me a picture of a house under a concrete overpass or something.

Years ago, after struggling with engineer after engineer on job after job trying to determine if the existing first floor foundation would hold up a second floor, I decided to skip the first floor footings altogether.

The truth is that most newer one story homes have almost zero extra strength built into them. As such, most one-story homes have insufficient foundations for the added loads of a two-story. Each state has its own set of building codes and Florida is among the most stringent, so a local professional will be able to help you better in that particular area. The lengths Im accustomed to going to might not be required everywhere.

In the event that the existing foundation is insufficient, there are two options. First, you can augment the existing foundation with additional concrete and steel. The other option, the one I went to on all second story additions, is to build new footings for the second floor itself.

We did this by essentially building a stilt house within the existing home. Structurally speaking, these were like two independent structures. You could remove the first floor from under the addition, and it would remain intact.

This is done by placing adequate foundations directly under posts (we often used 66 posts) which supported the framing for the second floor. I would design the additions so that these posts can be placed inside existing or new first floor walls, or otherwise integrated into the first floor design with new features. The point being that these posts are invisible after the work is done.

So, this is a very long way of explaining that yes, it can be done in almost any house.

Is it prohibitively expensive?

Second floor additions are more costly than first floor additions, but I wouldnt say prohibitively so. In my experience, the cost for a second floor job is about 20%-30% more than the same square footage built on the ground level. The majority of this extra cost has to do with the requisite remodel of the area under the addition and the cost of the stairs and stairwell.

The cost of an addition can be quite a bargain in times like this when the money you might effectively lose by selling in a depressed market is substantial. If you feel an addition of any type would be a good investment, I wouldnt let the cost of a second floor addition scare you off.

Other Considerations:

Design

A good design is always an absolute imperative on a room addition. I would advise you to not compromise on this. Work until you have a design that meets your needs and you feel will be aesthetically pleasing.

Second floor design work is much more challenging, so you want to be certain that youre working with someone who has experience in second story additions. If someone says I havent really done many, but its no big deal., dont believe them. It is a big deal and the design is the key.

Living During Construction

First floor additions have the great advantage of being able to be completed to a 95% level before breaking into your living space. Even if youre remodeling adjacent space, the construction area can be effectively sealed off from your home.

Not so with a second floor addition. If the area where you plan to add-on is over an important living area, it could present a real problem. You really need to be able to move-out of the area directly under the addition for the duration of the project.

Ive had a few clients move to a rental during construction and for a major project that can be a good idea. For most folks, its not an option. So plan on camping-out in your own home for awhile and be ready for some major inconvenience.

Over the Garage

For a number of reasons, building a second floor over the garage is a great move. The garage has a pretty impressive list of advantages:

So, if it works in your plan, consider building over the garage.

I think that covers the basicsI hope it is helpful.

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Building Second Story Additions - RemodelingGuy.net

Modular Makes Adding A Second Story Easy

Adding a second story to your bungalow is a big change. It will greatly expand your living space, allow you to increase your home's functionality and can drastically raise the value of your home. A new second story is one of the best ways to get a return on your home investment, as the cost of houses increases with the amount of bedrooms, bathrooms and storage space. People these days often want two story homes, so by adding another level to your bungalow, you are not only making your own home better, you are ensuring that you will be getting a good return should you ever decide to sell.

After you balance all of the separate costs of different contractors, you need to coordinate their schedules so that your project is completed as quickly as possible. Nothing is more frustrating than a new addition with no plumbing.

We are truly a one-stop shop as we not only construct and install your new level, Modular takes care of the exterior work such as roofing and dormers. We use our contractors to handle the interior mechanics, so you don't have to deal with the plumber or electrician. Once all the functions are in place, we finish up your home renovation with paint and new flooring. Modular is truly with you from the start to the finish of adding your second story addition.

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Adding a Second Story - 2nd Storey Additions Toronto

A home addition is a major investment for a homeowner. With money at stake, it pays to be smart and do your research before undertaking a large remodeling or home addition project. Start by researching your local real estate market to get the scoop on whether your project will return your investment when it is time to sell. The amount you will get in return depends greatly on where you live. Certain areas will get you 100% percent of the cost of the project back when you sell. By doing your research you will be able to find out what home addition investments recoup the most.

The best advice is to invest in a remodeling/home addition project when you are planning to stay in your home for awhile. Giving yourself a few years to enjoy your improved home is much better than doing it just to increase your resale value. This is true mainly because you can never be sure how much you will get back when you do resell. It makes the most sense to invest in a remodel or home addition when you will be able to enjoy the benefits in the long run. If the primary goal is resell, stick to minor remodels.

According to recent studies and across many real estate markets, kitchen and bathroom remodeling consistently offers the greatest return on your investment with percentages ranging from 80-100%. Basement, master suites and family room additions also offer a fairly high return. Remodels that convert unused space into functional living space, such as basements and attics, can vary widely from region to region. Deck additions also vary according to region, but in regions where outside activity can be enjoyed, deck additions usually return their full investment.

In addition to doing research in your local real estate market, you should also look around your neighborhood. Consistency among neighborhood homes is crucial to the overall environment and home buyers will notice if your house does not fit in. Any improvement you make to your home should be consistent with other homes on your block. For example, if you invest in an elaborate addition when your house is next to several modest homes, it will stick out like a sore thumb. Making this investment will not provide the return you are hoping because the truth is that home buyers that can afford such a house will look for one in a more expensive neighborhood.

Furthermore, it is important to keep the original design of your house in mind when you attempt to add an addition. One way to do this is by using the same materials. By using the same materials or complementing ones, your home will remain tastefully appealing on the inside and out. It is never a good idea to go with bold, eccentric colors schemes if you are planning to resell your home. Remaining neutral and conservative gives the home buyer the creative freedom to integrate their own style without having to redo everything that has been done. Remaining neutral will benefit you when it comes time to sell.

Lastly, the best advice is to make the remodel that makes you the most happy, without having dollar signs in your mind the whole time. If you want a deck built or a basement remodeled, do so and enjoy every inch of it. The truth is that your return on investment can vary greatly depending on several factors so you can never really be sure what you are getting yourself into. It depends on the economy and the real estate market in your area, as well as other factors. Bottom line, it is better to do what is best for your living experience because your remodeling return could be more or less than you expect when it comes time to sell.

Building an addition onto your existing home is a great investment. You'll want to make sure you are choosing the right contractor for your project and your budget. We offer Free Additions Price Quotes from local, reliable contractors.

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Home Additions, Room Additions - Free Price Quotes