Adding a second story to a house is a major renovation that can provide much-needed extra space and add significant value to your home. However, it’s also a complex project that requires careful planning and execution. In this blog post, the RDD experts explore what every homeowner should consider when deciding to add a second story, factors that affect cost, and tips on hiring the right company for the job.
Why Add a Second Story?
Adding a second story can be an excellent solution for homeowners who need more space but don’t want to move. Here are some common scenarios where a second story makes sense:
- Growing family: When your family is expanding, but your current home doesn’t have enough bedrooms or living space, a second story can give you the room you need without leaving your beloved neighborhood.
- Maximizing land use: If you live in an area with high property values or limited yard space, building up instead of out can be more cost-effective. In urban areas, where lots are small, adding vertically may be your best option.
- Increasing home value: In some cases, adding a second story can significantly boost the resale value of your home. However, this varies depending on the neighborhood and local real estate market.
What to Consider Before Adding a Second Story
Before diving into such a large project, homeowners should carefully weigh the following factors:
- Structural Feasibility
- A typical single story house is not structurally equipped to handle a second story. Reinforcing the foundation and making structural additions is typically required.
- If the budget is tight an expected cost analysis is recommended.
- Zoning and Permits
- Local zoning laws limit the height of residential buildings and dictate how much of your property can be built upon. Always check with your local zoning department to ensure your plans comply with regulations.
- Permits are required for adding a second story, and these can vary in cost and complexity depending on your location. Factor in the average time it takes to navigate the design process, get plans drawn and permits approved before starting the project.
- Matching the Style
- Integrating a second story into the design of your existing home can be a challenge. It’s important that the new addition blends seamlessly with the original structure, including the roofline, windows, and exterior materials.
- Work with a qualified designer to create a cohesive design that ensures the new level feels like part of the original home, rather than a tacked-on afterthought.
- Disruption During Construction
- Adding a second story is one of the most disruptive home renovations. Your roof will need to be removed, which means you’ll likely need to find temporary living arrangements. Be prepared for dust, noise, and potential relocation during parts of the construction process.
Factors That Affect the Cost of Adding a Second Story
Several key factors will influence the total cost of adding a second story to your home:
- Size and Scope
- The larger the addition, the higher the price point.
- Adding new utilities like bathrooms, interior walls, exterior wall corners, vaulted ceilings affect the cost per foot.
- Analyzing comparable property’s size and finishes to understand potential return on investment if the need arises to sell the property.
- Materials
- The quality and type of materials used for the second story will directly affect the overall cost. Opting for high-end materials like custom windows, hardwood flooring, or premium siding should be factored into your budget.
- Often, you may want to update the materials on the first floor to match the new construction. Sometimes this decision is made after the renovations have begun and you are comfortable and trusting of your general contractor.
- Labor and Expertise
- Labor costs for such a complex renovation are a large portion of the job costs.
- Hiring a reputable contractor who has experience with second-story additions can help avoid costly surprises or mistakes.
- Utilities and Systems
- Expanding your home’s square footage means you’ll also need to update or expand HVAC, plumbing, and electrical systems. Running new ducts or wiring to the second floor may be a significant portion of the remodel cost.
- Be sure to factor in any upgrades to accommodate the increased load on your home’s systems.
How to Hire the Right Contractor for a Second Story Addition
Choosing the right contractor for a second-story addition is perhaps the most important decision you’ll make during this renovation process. The complexity of this project requires a highly skilled and reliable professional who can manage everything from the initial design to the final build. Here’s a step-by-step guide to help you hire the right contractor for your home.
1. Look for Specific Experience
Not all contractors are equipped to handle a second-story addition. This type of project involves unique structural challenges, from ensuring the foundation can support an additional level to integrating new plumbing and electrical systems. When searching for contractors, prioritize those with specific experience in second-story additions or large-scale renovations.
- Ask for Examples: Request to see photos or, even better, tour completed projects similar to yours.
- Check Portfolios: Look at the contractor’s portfolio to confirm that they’ve successfully completed projects involving second-story additions.
- References from Similar Projects: Don’t just rely on online reviews. Ask the contractor for references from past clients who have had similar work done. Reach out to these clients and ask them about their experience, quality of work, and whether the project was completed on time and within budget.
2. Interview Multiple Contractors
It’s essential to get multiple quotes and opinions from contractors before choosing the one that’s right for you. Each contractor will have a different approach, timeline, and budget estimate. Meeting with several contractors will give you a better understanding of the range of costs and expertise available.
- Prepare Questions: Ask specific questions about their process, how they manage unforeseen issues, and how they ensure the structural integrity of a second story.
- Sample Questions:
- How do you handle unexpected challenges that arise during construction?
- Can you walk me through the permit process in my area?
- What subcontractors will be involved, and how do you manage them?
- Sample Questions:
3. Check Licensing and Insurance
A reputable contractor should be fully licensed and insured. Licensing ensures that they are qualified to perform the work and are compliant with local regulations. Insurance, on the other hand, protects you in case something goes wrong during the renovation. For example, if a worker gets injured on your property or there’s accidental damage to your home, you won’t be held financially responsible if the contractor is properly insured.
Be sure to independently verify a potential contractor’s licensing, insurance, and bonding before moving ahead with your project.
4. Look for Clear Communication
Effective communication is key to any successful renovation. This is a relationship with someone you are inviting into the space where you reside. It is of the utmost importance that the contractor’s personality is a good fit for you. The right contractor for you will be easy for you to communicate with, responsive to your questions, and transparent about the project’s progress. Look for someone who is willing to listen to your needs and provides clear, concise answers in the style that works for you.
A second-story addition typically involves coordinating multiple subcontractors—plumbers, electricians, carpenters, etc. Make sure the contractor has a clear system for managing these teams as well as navigating the inevitable unforeseen issues and delays in the timeline.
5. Trust Your Instincts
Lastly, trust your instincts. If something feels off or a contractor is not communicating well in the initial stages, it could be a red flag for how they’ll handle the project once it begins. Choose someone who is not only skilled but also someone you trust to treat your home with care.
Partner with RDD to Add A Second Story to Your House
At RDD, we have decades of experience designing home addition projects in the Monterey Bay Area. We understand all of the local permitting requirements and approval timelines, and our direct communication style means you’ll always be in the know. If you’re considering adding a second story to your house, give us a call for a free discussion to see if we may be a good fit. Whatever renovations you’re planning, we’re here to help make sure they go right. Contact us today to get started.