Second Story Additions: What to Consider Before You Get Started

Whether you want a little extra space to your home or a lot, a second story addition can be the ideal solution. In this video, we take a look at the different types of second story additions that are most common, along with price ranges for each one.
Chapters
00:00 - Second Story Additions: What to Consider Before You Get Started
00:18 - When does a second story addition make sense?
01:08 - Key considerations when adding a second story
03:39 - Types of second story additions
05:48 - Costs of second story additions
07:12 - How long does a second story addition project take?
Related links:
lamontbros.com/fir-program

[@MegsCarpentry-lovedogs]

This was very very enlightening information!💡 Especially since it was presented during the pandemic with supply chain issues and high lumber costs and the horror if significant inflation upon us in 2021 and worse in 2022 (when I am viewing this video.) I was hoping that a wide size dormer could be added to the gambriel roof here,pending what the engineers would say. I also really appreciate the approximate timelines you gave to each of the stages in this sort of progress. The point being, be very patient and thorough because if the loads are not taken seriously or correctly then things can end up being a disaster. Part of me is leaning towards being happy with what already exists and not to bother with the added expense and stress that always comes with working with construction people. Cheers, 🇨🇦👍

[@DesignBuildRemodeling]

Thank you! We love educating people on remodeling! Construction is definitely stressful, but if you find good people to do your project and push through to the end, the finished product can be worth it. We love hearing from clients who have had their lives change from having done their remodel. The flow of their home fits them and helps the family as a whole.

[@MegsCarpentry-lovedogs]

@@DesignBuildRemodeling A very nice comment to put things into perspective. Thank you ☺🇨🇦

[@rodrickthompson2799]

Or the added expense of a new house!!!!

[@ivanov568]

He said it costs 400k to do a 2nd story addition. Guy is trying to get rich with 1 project. My subs will only cost 40k for this😂😂

[@joshtalen625]

I did this exact remodel in Washington State, very close to Portland, his estimates are pretty spot on. I removed the entire roof and remodeled the second story of my home. I was able to hire my own subs and do a lot of the work myself including plumbing and electrical and it still cost me $250k. If I were hiring a contractor I would imagine it would have run $350-$400k. There is no way you could remove the roof and do an entire addition doubling the size of a house for $40k.

[@brandonmullins8551]

Really 400k for a 2rd foor

[@laylahahmad6468]

A two story home always looks more luxurious than single story. Even when I see big beautiful expensive new single story homes something is just missing and that’s the stairs especially when it’s big and wide and curvy. Some home even have that extra space up the guard rails for a storage or play area. I just love two story homes lol

[@WilliamWrightCanada]

Looks versus practicality.... I'll opt into the latter.

[@DesignBuildRemodeling]

Yes, I always love a good two story home.

[@DesignBuildRemodeling]

There are ways to be practical and make it look good. I agree though, being practical is very important.

[@cassius7833]

What would the cost of a full 2nd story addition be compared to the value of the home. Is it a 1 to 1 ratio or would it be more or less than the value of the existing home.

[@The.real.herr_]

What app did you use?

[@jlarsen266]

Hi, I am new to your channel. Can you provide some guidance for adding a simple two-story extension (no plumbing) where land space isn't a factor? I am considering doing an extension on the 1st floor but after doing some research it seems as if it may make sense just to do a two-story extension with the exact same square footage added on the second floor.

[@DesignBuildRemodeling]

That’s true-that definitely can make sense. You are only paying for the foundation and roof for one story, but your framing costs are higher.

[@The_CeeJay]

Very informative. I'm curious though; how much can the size of the house impact the price of a full second story addition? For example, I have a small house. 712 square feet to be exact. There's only so much work you can add within that footprint. Or would it still be mostly dependent upon the type of work planned for the second story? This seems so silly to ask because, of course, more space would mean more money. But to me it just doesn't seem like it would be as simple as less space, less money.

[@options4keys]

Great info!

[@DesignBuildRemodeling]

Thank you!

[@clynn4893]

If I had a carport, can I place a garage where the carport is and add a second story above the new garage? Also, do builders take any precautions in older homes due to potential asbestos disturbance? Thanks so much!

[@DesignBuildRemodeling]

Here are a couple answers: 1) you could, but you’d likely have to completely replace the carport. 2) they should. If the didn’t it would be illegal, but I still see some not take precautions.

[@weisstcg]

investment wise, i'm wondering if it's more profitable to turn a bungalow into a 2 story house or if its more profitable to just buy a second house? the bungalow has a front yard with stairs from the road all the way to the entrance, a small yard on the side, and it's a pretty horizontally long house. not much room behind the house though. it actually kinda has a second story already but its just a single room above the garage. this is also in Toronto where house prices have been flying.

[@DesignBuildRemodeling]

It's all about your objectives and what other houses cost in your area. If it's an investment rental, a second-story addition is often not the cheapest way to increase SF, but it occasionally can be. To compare to buying another house you have to consider what they will cost you and the benefits you get. This looks really different if it's for you or investment rentals. Here in the PNW it's hard to find a decent house for under 400k and some second-story additions can be less than that. If you're asking the question for your own home check out our video about whether you should move or remodel. lamontbros.com/should-i-move-or-remodel/

[@dillonbukowski5699]

If you're spending 400k on an addition you're nuts! Unless you're getting 3 additional bedrooms a kitchen and 2 full bathrooms. That's a typical 2k sqft home in my area (west suburb of chicago) for about 329k in today's overpriced covid market. I'd think its way more economical to just find a larger home.

[@DesignBuildRemodeling]

That’s a great point! You’re right that is about the price point people start considering that question. Here’s another video we did to address that question: m.kzbin.info/www/bejne/kHzQmGaujb6cr68

[@drkgames1952]

Very informative!! Can you suggest someone who can add a 2nd floor in Charlotte,NC area

[@DesignBuildRemodeling]

Thanks! Unfortunately I don’t have a recommendation for Charlotte

[@amberwhite328]

Can you tell me if it is possible to put a second story on a manufactured home?

[@DesignBuildRemodeling]

Hey Amber! That’s not very feasible-it’s possible but would require major rebuilding of the home itself.

[@michaellaforte6964]

Do you have in-house architects and interior designers on your team, and are these estimates construction or including outside designer’s fees, permitting, engineering, etc.? Nice to see a recent video with recent figures as materials and labor skyrocketed in 2021

[@DesignBuildRemodeling]

Michael -- yes, we have professional designers on our team who do the construction plans. These costs would be all-inclusive with design, permitting, engineering, etc. You're right, costs have skyrocketed since this was done. I'd add anywhere from 20-40% in 2022.

[@ginalove4907]

What is the cost of the full second story addition?? Where are u located. Great info!

[@DesignBuildRemodeling]

Hey Gina! That's a great question. Check out this video to give you a frame of reference. kzbin.info/www/bejne/nn_Sg5Sve8yMotk It really depends on size, but I'd put this in the category of 'major additions'. We've done them anywhere from $150,000-$500,000.

[@tightleft37iso56]

My contractor said to add a second floor to my home and double the square footage of my already 2000 sqft home would only cost me $50k. Either his quote is way under budget or it’s just cheaper to add a second floor where I live… (Salt lake city).

[@DesignBuildRemodeling]

Wow! That’s much too low. There is a cost difference between most areas, but there shouldn’t be that much of a difference. I wouldn’t trust that quote. Try to get more than one-and don’t use a small contractor without an architect for this type of project. Hire either an architect or an established design/build firm to start. Happy to give you a quick comparison on quotes if you email me at [e-mail].

[@jessicareichard2500]

Is it possible to live in the home during the renovation?

[@DesignBuildRemodeling]

Yes it is possible. It can be difficult to do depending on what part of your home you are getting renovated, but it is definitely possible.

[@michaelchambers8902]

I have the older home with the balloon fram an limestone fountain. I all ready have the hight I need. But the room pitches on all four side. An don't want to do dormers

[@DesignBuildRemodeling]

Thanks for the comment! What if you added a skylight on the back of the house to let some light in?

[@Barrskie101]

400k to add a 2nd story? Good lord. I'm assuming that's with a contractor lol

[@DesignBuildRemodeling]

Yes that is with a contractor.

[@jacobhill3251]

Also inn Portland, OR

[@ericmendez5815]

Build a new house!

[@angetodac]

exactly

[@docvic9533]

This would be much better with more diagrams and sketches than just a face-time monologue, nothing personal :)

[@DesignBuildRemodeling]

Totally. Thanks for the feedback!

[@angetodac]

crazy prices in the North.

[@angetodac]

thats a loft: "dorm area"

[@carlossanabria5338]

no way 250K for a bedroom addition. in RI it would be about 25-40K

[@DesignBuildRemodeling]

That's good to know! We're always interested in what it costs in other states or areas- ours is based off of data from our area. Portland, and the PNW in general has a higher cost of living.

[@mikestavale6673]

What are you smoking with those prices!!! I can build you an entire home from the ground up with a basement...

[@DesignBuildRemodeling]

Where are you located Mike? I’ve found pricing varies pretty heavily based on geography.

[@mikestavale6673]

@@DesignBuildRemodeling I'm in Michigan

[@DesignBuildRemodeling]

Interesting. The cost discrepancy is high between here and Michigan. It seems to be driven primarily by cost of living-I have to pay labor more, the lumber yards have to pay their labor more, etc. so that everyone can afford to live.

[@mikestavale6673]

@@DesignBuildRemodelingyes for sure I'm thinking the same thing now, specially with the cost of building material being so high now. They may very well be much higher by you

[@allencb68]

@@mikestavale6673 where in Michigan? We just bought a “newer” ranch in Clarkston and want to build more space off of the existing house.

[@Jackriff7855]

Why not just buy a new house for those prices? Sounds like you could sell your house and save a chunk of the remodel money

[@angetodac]

yeah, roof needs to be replaced anyway its leaking

[@joewangombe]

Might as well just get a new house considering the cost and time.

[@DesignBuildRemodeling]

Good point. That’s the right decision for a lot of people.

[@angetodac]

are u an architect?

[@DesignBuildRemodeling]

We have designers on our team, but reach out to work with architects and engineers on projects like these!