Everything to Know About Adding a Second Story to a House
Tearing your roof off might actually help with spacing
Highlights
Adding a second floor can give you more space without moving or sacrificing yard space.
The average cost of this project is $175,000.
Factors such as cost, foundation, time frame, and building codes should be considered before starting.
You may need to relocate for this project, depending on the type of addition you want.
When you need more space, following yet another organization hack sometimes just won’t do. But adding a second story to a house can be a worthwhile option, even if it’s not the most talked-about method when homeowners say they need more space. In this guide, we’ll cover what makes adding a second floor so great, things to consider before starting this project, and how to hire the right pro to get the job done.
Second-Story Addition Options
For some homeowners, adding a second story to a house sounds like a project that’s way above their needs, especially if you only need a couple hundred extra square feet. But here’s the thing: Not all second-floor additions are the same. We’ll cover some of the top options below.
On-site Addition
A full addition is a second-story build over your entire existing floor plan. While this will cost more than other options, it also gives you more living space and can be easier to tie into your exterior design. Plus, it’s a great way to get that deck you’ve always wanted, with loads of second-story deck ideas to consider.
However, something worth noting is that these additions will require you to relocate since your entire roof must be removed then replaced. Also, there might be some foundation requirements for adding a second story with a full addition that you should keep in mind.
If you don’t need a whole second floor, then a partial addition is a more budget-friendly option to increase your living space. These additions can include a primary suite, home office, or entertainment room. There's not much of a difference between full and partial second-story additions in terms of process, but most partial additions won’t require moving out.
Modular Addition
These additions are a great way to build up your home without moving out for months. Modular, or prefab, second-story additions are constructed off-site, typically in a controlled factory setting, then transported to your home when it’s time to assemble. This option can save time on on-site construction and money on labor fees. However, you might not have the same design flexibility with this addition as with one built and assembled at your home.
Over-Garage Addition
Similar to a partial addition, an over-garage addition is ideal for homeowners who only want to add a specific room to their home. These are great for guest suites and home offices that are a little separated from the hustle and bustle of the main living space. However, these second-floor additions might result in a boxy exterior and require some planning, like adding a dormer, to get the interior space you need with an exterior design you like.
Factors to Consider When Adding a Second Story
While adding a second story to your home might sound like the best solution to spacing problems, there are some things to remember to help you go into this project without any surprises.
Cost
It goes without saying, but how much this project is going to cost is something you’ll want to consider. The cost to add a second story to a house is $175,000 on average, but it can range from $80,000 to $600,000, depending on your needs. Some factors that will impact your total cost are material, labor fees, building permits, floor plan, finishes, type of addition you want, and if you’ll need temporary housing.
While labor takes up a bulk of the total project cost, DIYing the entire project isn’t the best way to save some of your hard-earned money unless you’re an experienced builder. But you can cut remodeling costs by painting the rooms and opting for budget-friendly finishes that’ll leave your home beautiful without the higher price tag.
Building Codes and Permits
There are some technical aspects of this project you must contemplate before planning for the second floor of your dreams. For example, your location might have zoning codes limiting how much square footage is allowed for your lot size. There might also be height restrictions you’d have to adhere to so your new home isn’t an inconvenience to your neighbor and their lovely abode. It’s important to check with your local municipality regarding any rules and regulations for second-story additions.
Foundation Limitations
Most single-story homes aren’t built to support a second floor. A structural engineer can help you determine what should be done to reinforce your foundation. This process might also involve strengthening your basement walls. While hiring this pro and strengthening your foundation are included in the total cost, it's still important to consider.
Staircase Placement
Without a doubt, when you add a second story to the house, you need a way to access your new home addition. You’ll need to install stairs, but your staircase will take up some of your living space on your main floor. You can work with an architect to find the best placement so it doesn’t make the flow of your house feel awkward.
Utility Systems
More space also means upgrading your HVAC and water heater systems and adding additional plumbing and electrical work. Depending on the conditions of your main floor utility systems, you might need to upgrade all the wiring, plumbing, and ducts around your home to make sure they’re up to code.
Time Frame
Rome wasn’t built in a day, nor will your second story (even though one can hope). Many components will impact this project length, like getting all the necessary permits and finalizing the plans and designs with the architect, structural engineer, and interior designer. Just this part of the process can take anywhere from weeks to months. On average, you can expect this project to take six months to a year.
Temporary Relocation
Unlike remodels in an isolated part of your home, second-story additions literally take the roof from over your head. So, depending on the type of second-floor addition you want, you might need to move out of your home for the project’s duration.
If you have family or friends nearby you can live with during this time, you can save money on some pretty hefty relocation fees. But if you don’t (or prefer not to live with family during the entire remodel), you’ll need to factor in the cost to temporarily move somewhere else until your second story is complete.
Updates to Existing Exterior
While this one is more for aesthetic reasons, it’s still worth mentioning. Depending on when your home was built, your main floor might have windows and siding that aren’t being made anymore or has a higher price tag to replicate. You’ll need to decide if you want the same exterior features throughout or if you’re OK with the first and second floor windows and siding looking different.
Also, some second-story floor plans can give your home a symmetrical look—an identical first and second floor overall design. If this isn’t your style, you can always spruce up your home’s exterior look by adding shutters or dormers or considering a roof with multiple rooflines. You’ll need to work with your pro to design a home exterior that fits your preference.
Benefits of Adding a Second Story to Your House
Taking the roof off your home is a pretty serious project. You’re probably wondering if going through with such a drastic method of adding to your home is really worth it? While we can’t make that decision for you, let’s look at a few reasons that make this project the cream of the crop for homeowners.
Increased Living Space
One of the most noteworthy pros of adding a second story to your home is that you’ll have more living space. For most homeowners, lifestyle changes like family moving in, hosting more parties, having more kids, or needing a dedicated home office can strain their available living area. But when you add a second story, you’ll have the space you need for more bedrooms, bathrooms, and closets, making your home more spacious.
"Assuming you'd be selling and then buying a new home at fair market value, renovating your existing home will make sense financially. Moving requires a lot of transaction costs, mainly the commissions and closing costs from a bank which can add up to a couple of percentage points on each transaction."
— R.J. Weiss, Certified Financial Planner and Founder at The Ways to Wealth
Stay in Your Neighborhood
Location is a major factor when purchasing a home. And when you need more space, it’s one of the hardest things to let go, especially when you’ve found a great neighborhood for your family to grow in. Adding a second story to your home can make this a win-win situation for you, where you can stay where you’re at and get the additional space you need.
Don’t Have to Sacrifice Outdoor Space
Your outdoor living space is valuable. When you need more space, the yard is sometimes the first to go. But when you build up instead of out, you get more living space without cutting into your available outdoor space.
Who to Hire to Add a Second Story to Your House
For a project of this size, there are many pros you’ll need to get the job done successfully. But to manage the ins and outs of the addition, you’ll need to hire a home addition contractor near you. They’ll be responsible for the subcontractors your project needs.
Since this is such an extensive project, here are a few questions to ask to make sure your pro is up for the task at hand:
Ask to see their license, bonds, and insurance: You don’t want to entrust your entire home to someone who doesn’t have the necessary experience to get it done safely. And even if they are licensed (make sure to verify it), accidents happen. You’ll be responsible for any subpar work or repairs if they don't have bonds or insurance.
Ask if they have experience with this type of project: You want someone who has experience adding a second story to a house. Some parts of this project could be overlooked by someone who’s never completed one like it.
Ask for referrals: If you know someone who added a second floor to their home, ask who they hired and if they would recommend their contractor.
Frequently Asked Questions
Not everyone will need to move out of their home during a second-story project. Talk to your contractor for a definite answer, but homeowners getting a partial addition can often stay in their home. However, you’ll need to move out regardless of the type of second-story addition you want if your entire home—both floors—needs new plumbing, electrical, water heating, and HVAC system to be up to code.
Whether it’s better to build up (add a second story to your home) or build out (add on to your existing floor) solely depends on your needs and wants. Building up might be a better option if you need to add two extra bedrooms and one bathroom to your home and have minimal yard space. But building out might be the best choice if you live in a rural area on 2 acres of land and want to add an in-law suite. It’s best to talk to your contractor about which option would be the best for you and your family.
Adding a second story can increase the resale value of your home, but your cost-to-value ratio might not give you the return on investment (ROI) you were looking for. Also, there are factors to keep in mind that can impact the value of your home, such as market conditions, your neighborhood, curb appeal, and functionality. If you’re hoping this project will give you a significant ROI, talk with a realtor to see what potential increase you can expect and what you can do to maximize your home’s value.