How Much Does it Cost to Add a Second Story?

Many people buy a single-story home and wonder at the possibilities of adding a second-story. 

Getting a full second-story addition means removing the old roof and extending the vertical height of the structure. Then, a new roof gets constructed. Sometimes called dormers, these home renovations can increase square footage and provide additional rooms to your home. 

However, homeowners must complete several steps before construction, from designing the addition to getting the proper permits. The total cost of adding a full second story can vary, depending on the project's scope. So buyers want to evaluate the cost per square foot before starting such a build.

To give aspiring homeowners an idea of the process, we've assembled a guide explaining the costs, materials, and time needed to add a second-story to a house. 

What is a second-story addition? 

A second story is extra vertical space built on your existing home. This is done by removing the existing roof and building upwards.

People pursue an addition to make space for extra bedrooms, bathrooms, home offices, or entertainment rooms. Depending on your budget and home elements, you can install a new kitchen on the second story. You can even make a partial second-story loft if you have an A-frame roof with an attic. 

The process typically involves careful planning, including structural considerations, zoning regulations, and architectural design to seamlessly integrate the new level with the existing structure. The town will likely survey your property and home to ensure a second story is in the code. From there, you’ll have to hire a structural engineer to ensure your home can withstand an addition. 

What is the average cost of adding a second story? 

The cost to add a full second-story addition to your home ranges. But on average, homeowners can expect to invest anywhere from $100 to $300 per square foot.

For example, adding a 500-square-foot second story to a home could cost between $100,000 and $250,000. On the other hand, a 1,000-square-foot addition might range from $200,000 to $350,000.

These figures include expenses for materials like lumber, roofing, siding, windows, and finishes. Other costs include labor costs, permits, architectural plans, and any necessary structural changes. 

Homeowners should obtain multiple quotes to find the best deal and ensure the contractor is reputable. 

What do people use second-story additions for? 

The possibilities are endless when having a second floor added.  For instance, a Cape Cod-style house can get cramped, so adding a dormer-style addition with windows will significantly expand the home. 

Some folks want space for growing their family; others want a place for inlaws to stay when they come to town. You can even get a certificate of occupancy from your local town government to rent the space out. So long as an inspector approves the elements, this is a good way to bring in passive income. 

Just know you will likely be charged a higher tax rate since you'll generate passive income with the property. 

Consider zoning regulations and building codes

All towns and states usually have rules about horizontal and vertical additions to the home. As such, it’s crucial to understand the local zoning regulations and building codes. The last thing you want to learn after closing is that there are height requirements on a ranch-style home you like. 

For example, zoning regulations in Denver dictate height limitations for residential structures. Also, there are setbacks that determine how far the home must be from property lines. 

This is why it's critical to review local zoning ordinances and building codes beforehand. It helps to speak with professional architects and builders well-versed in these regulations. Failure to do so may result in permit denials or even legal complications. 

Designing your second-story addition

So long as you stay on budget and within the building codes, you can build a second floor as you see fit. 

You’ll want to work with an architect who can understand your vision and blend the addition seamlessly with the existing home. If you have a traditional-style ranch home, a classic gable roof can complement the original design. Ideally, a build should enhance your curb appeal.

Exploring design possibilities involves selecting roof styles, window placements, and exterior materials to achieve a cohesive look. Homeowners should consult with architects or design professionals to visualize various options. This way, you can see what an addition will look like and then move forward with a build.

With the right planning, you’ll select a design that enhances the home's appeal and square footage.

Find the right contractor for your second-story addition 

Once you get a list of builders in your area, review their past jobs to ensure they understand your project. Verify that the contractor holds all required licenses and insurance for your area.

Next, discuss design options and whether the general contractor offers design services or collaborates with architects. You'll want to know how heating, ventilation, air conditioning (HVAC), and wiring will be built into the new living space, as well. Make sure to ask about how they procure materials and from where. 

Ideally, you'll want to get some references from customers. Read online reviews to gauge the contractor's reputation and customer satisfaction. Lastly, establish a realistic timeline for the project and inquire about potential delays.

How construction of a second-story addition affects your life

An important consideration homeowners have is how constructing a second floor will impact their daily lives. 

Not everyone can afford to live in a hotel throughout the construction process. Luckily, options are available, so long as you know the expected timeline and the level of disruption to anticipate.

If noise concerns are an issue, try to find a place to stay during the most intensive phases of the project to minimize disruption. Crashing with friends and family for a day or two works, or booking a hotel for a short staycation. Folks getting plumbing or electrical work done might consider renting a mobile home if the home will be off-limits for a few days. 

Setting up clear communication with the contractors helps mitigate disruptions. So make sure you understand what parts of the home are designated construction zones. This also means knowing when builders will be working on the property. You want to avoid getting too picky; otherwise, you may draw out construction and potentially lose money. 

How does a second story affect property value?

One of the primary concerns for homeowners contemplating a second-story addition is the potential impact on property value. Adding more square footage to the home will raise the value. But the work must be done well to ensure you get a return on the investment.

Factors such as the size of the second story, the quality of construction, and the current market conditions play a role in determining the extent of the value appreciation. Overall, you want the addition to make the home stand out but not look jumbled together. 

If your second floor is garish compared to the first, you may find yourself with a unique home that does not speak to other homebuyers. This is why you want to consult with an architect to ensure the build is within code, but also matches the general ambiance of the existing facade and structure.