how much does it cost to add a second story

The Top 10 Questions to Ask About Second Story Additions

By: ROS Team August 30, 2021

Most people underestimate how tough it is to plan for a second story addition to a house. Renovation companies are typically the ones who conduct a lot of this type of work. Renovation professionals will advise you on what's necessary when it comes to nearly doubling your house's square footage, including the costs.

If you are interested in adding a second story to a house, you may want to get a contractor who has the first-hand experience with major remodeling projects.

Second Story additions are also technically challenging undertakings. So it's a good idea to learn about the process and the average expenses associated with this type of project before getting started.

Here are ten practical questions to ask a contractor about adding a second floor to a house. Along with some questions, you should ask yourself if you're thinking about having it done.

1) How Much Does it Cost to Add a Second Story?

It's essential to have an idea of the average price ranges for adding a second story. For instance, it could cost anywhere from $200,000 to $600,000 to add a full second story to a 2,000-square-foot house. Even adding a partial second story could cost around $150,000 to $200,000, depending on if the additional floor will have a bathroom. Many of the costs associated with adding a second story are the same whether you add one room or three rooms.

cost to add a second story

A new two-car, 24′ x 24′ garage with a loft can cost between $150,000 and $200,000. Adding an apartment above a standard one-car garage might cost as much as $175,000 because the addition requires that the existing garage structure and slab foundation be replaced.

2) Do I Need to Build a Second Story, or Can I just Add a Master Bedroom and Bathroom?

You can do it either way, but multiple rooms will generally yield the highest resale value.

3) Why does it Cost more Per Square Foot to Add a Second Story than to Add Additional Rooms to the Ground Structure?

There is more demolition involved when adding a second story. For instance, the addition requires roof demolition, which may then require HVAC system rework. Then there's the cost of adding a staircase, which is frequently overlooked by homeowners who want to add a second story to the house.

4) Are there Exceptions to the Rule that says I must Vacate the House During the Remodel?

Yes. Remodeling activities generate large quantities of dust. However, the working areas can be isolated and "walled off" during some second-story projects so that dust and loud noises can be reduced so that the kitchen, bathrooms, and some living areas are relatively unaffected.

5) How Can I find a Contractor who has the Experience and Skillset to Carry Out this Project?

You definitely need an experienced contractor who knows how to complete demolition and is a good project manager. Also, be sure that your contractor has the necessary remodeling and building credentials needed to add a second floor to a house.

find a contractor to carry out this project

Ask potential contractors questions related to their experience over the telephone first. Once you narrow down your selection to one or two firms, invite them to your home to give them a chance to look at your house and further discuss the project. Then select the contractor who you think is the best fit for the project based on experience and price.

6) How Long Does it Take to Add a Second Story?

A few things may impact the length of time it takes to add a second story to a house. Factors like weather conditions and the availability of building materials like lumber (a significant concern in 2021) all have the potential for delaying completion. But ideally, it should take an average of six to 12 months to finish a complete second story addition. A partial addition can be wrapped up in three to five months.

7) Can my Current Foundation Sustain a Second Story?

Yes, but it may require some reinforcement beforehand. The second stories add substantial weight to the original house. The foundation must be fortified with the help of an engineer, who will likely need to use subterranean piers. Foundation analysis and engineering services can cost anywhere from $2,000 to $5,000.

8) Are there Height Restrictions for Second Story Additions?

There are likely zoning regulations in your area that will dictate how high your second story can be. Your neighborhood's deed restrictions may even ban you from building a second story. So make sure that you conduct your research before starting construction.

height restrictions for second story additions

Your contractor should manage this for you, but you risk losing money if you hire someone before verifying that you can move forward with the project.

9) What If there Isn't Enough Space for a Staircase?

Second-floor living spaces must have proper stair width, tread depth, and headroom. With that in mind, the staircase could take up valuable first floor space.

A spiral staircase can help alleviate the problem of lost space. This type of staircase also brings style to a home, and can often be less expensive than a traditional staircase. Unfortunately, stairs are often tough to navigate for young and old, so some homeowners choose to add an exterior second floor entry. It has some drawbacks, but it preserves the layout of your first and second floors.

enough space for a staircase

10) Is there Any Work Required on the Existing First Floor?

It is feasible to add a story to a house without removing the first-floor ceiling, drywall, or ceiling joists. Of course, whether or not first-floor work is necessary will depend on the layout of the home, the location of the ductwork, and whether or not the house has a basement. It is not uncommon for existing walls to require strengthening to withstand the added weight of a second story, and for windows, trim, and other external features to be updated to match the new second story aesthetics.

Naturally, as previously stated, a staircase is necessary, which may require reconfiguring the first-floor layout if the staircase will be placed. This is another reason second-story extensions might be pricey.

Final Thoughts

Deciding to add a second floor is not easy. There are a million decisions that you'll have to make along the way. However, your goal is to have a house that complements the street and satisfies your hopes and dreams. Spending the time to get the external details perfect and allocating a budget to properly maintain the integrity of your property is essential when adding a second story to a house.