Is your home feeling a bit cramped these days? Well, building a second story may be the solution for you. While adding a second story to an existing home is a substantial undertaking, it can effectively double your living area and boost your property’s value too. However, before making any final decisions, it’s important to understand what such a large-scale project entails. Here are some key factors to consider if you’re contemplating adding a second story to your home.
Factors to Consider When Building a Second Story
As with any major home renovation, there are numerous factors you’ll want to think through carefully before starting your process for adding a second story to your home. One of your very first steps should be consulting with a structural engineer to assess if your foundation can withstand the additional load. Most residential foundations are engineered to carry just a single level, so reinforcement may be needed if you plan on putting up more walls and floors above.
It’s also highly recommended to check your local building codes for any restrictions. Things like maximum height limits, setbacks from property lines, or permitting requirements can vary between municipalities. Getting the thumbs up from your local planning department is essential before investing time and money into detailed designs and builder quotes. In addition to getting approval from your planning department, you will need to obtain the necessary permits too.
Your choice of story addition type will impact project costs and timelines as well. Going with a full second story matching your home’s footprint takes more materials and labor than a partial addition over just one section, like above the garage. Prefabricated additions installed as complete modules can save on both compared to traditional on-site construction too.So, what do you prefer?
How much liveable space do you need now versus five or ten years down the road?
Considering future household sizes and usage patterns will help determine if a second story is the right long term solution versus other options like a single story extension. And don’t forget to factor in the expenses of temporary accommodation if you can’t inhabit your home during renovations.
Types of Second Story Additions
There are a few main styles for expanding your abode upwards. A full second story addition replicates your existing home’s overall dimensions, essentially doubling the total square footage. This provides maximum space but requires the most structural work and remodeling of mechanical systems.
Alternatively, a partial second story may be built only over a portion like above the garage. This adds less usable area in exchange for lower costs and less disruptive construction. However, the final look depends highly on architectural execution so you’ll want an experienced designer.
Prefabricated modular additions are another increasingly popular choice. They involve entire floor sections that are constructed off-site and then lifted into place above the home. While this involves less on-location work, the addition still needs to reasonably match your home’s character. Note that they have size limitations versus full custom builds.
The best type of story addition to your home comes down to your budget, design preferences, and project timelines. Consulting closely with building professionals can help determine what option makes the most sense for your situation.
Can You Live in Your House While Adding a Second Story?
Many homeowners fantasize about adding more rooms without having to temporarily move out. However, ongoing occupancy generally isn’t feasible or safe when undertaking such a large scale project. Early on, electric, plumbing and insulation will need to be dismantled leaving most utilities inoperable. Safety hazards like falling debris also become a major concern once structural work begins above.
Minor partial additions over existing spaces like a garage could potentially allow brief periods of inhabiting other unaffected areas. However, full custom builds spanning the entire home realistically require vacating the premises for the months of intensive construction. Not to mention, the noise, dust and disrupted flow will greatly impact livability. If possible, plan for temporary relocation to maintain comfort and allow workers a clear site free of limitations. Your sanity and the timeline will likely thank you later!
Cost of Adding a Second Story
As with any remodeling undertaking, budget should be a top consideration upfront if you plan to build a second story. Unfortunately adding an extra level is one of the most expensive home renovations, with typical costs ranging widely due to project specifics. On average, figure $150,000 – $250,000 nationally to construct a full additional 1000 square feet above an existing home.
While some DIY projects can come in under $100,000, professional custom builds tend to be $300-500 per new square foot depending on materials, finishes and market labor rates. Location is also a major factor, with costs historically higher in popular metro areas versus more rural locales. Always get detailed quotes from multiple local contractors to best understand your potential investment.
Keeping your budget reigned in involves value engineering where you can. You can opt for simpler modular additions versus custom on-site builds typically saves 20% or more. Standardized floor plans, and selecting less expensive fixtures and surface choices can also trim tens of thousands collectively off the total project price tag.
How to Build a Second Story
The process of upgrading a single story home into a two story design takes roughly 6-9 months depending on the size and scale of the addition. Here’s a breakdown of the typical steps involved:
1. Consult an architect to design construction plans fitting your needs while adhering to all relevant building codes.
2. Engage a qualified general contractor to oversee the whole project.
3. Complete any needed foundation reinforcement if structural analysis deems this required.
4. Erect wood framing for new walls, floors, ceilings per the building plan.
5. Add new HVAC, plumbing, electrical systems to service the additional level.
6. Install a staircase, new roof, siding/windows to integrate the addition cohesively.
7. Build interior partitions, lay flooring, paint, and install fixtures like lighting and cabinets.
8. Conduct final inspections to clear the construction work before moving back in
Should You Add a Second Story to Your Home?
For many families, taking the leap to enlarge living space through an upstairs expansion proves a wise long term investment. Not only does it potentially double your square footage at a lower per foot cost than building new, research shows second story additions recoup 65-85% of costs come resale on average. That valuable boost to curb appeal and amenities could yield a profit down the road.
Practically speaking, vertical additions preserve existing outdoor space versus single story extensions which eat up valuable yard real estate. Location provides elevated views too when designed right. However adding such a major structural component significantly changes your home’s complexity which requires maintenance considerations like additional stairs and two HVAC systems now.
Weigh if doubling up is right for both your current and anticipated future needs versus simpler options. Single story layouts may better suit some multi-gen households. Get input from an objective realtor on impact to your specific property value too before making your decision. Weigh the considerable upfront investment against the additional living space it buys you now and later at resale.
How Much Value Does a Second Story Add to Your Home?
When calculating whether the cost of adding a second story makes financial sense, resale value impacts are an important consideration. Research shows single level homes versus those with additional living space above command a significant price difference, potentially recouping much of your investment.
Realistically, expect a well-executed addition to increase your home’s worth by approximately 75-85% of build costs over the long run. As a hypothetical example, spending $150,000 to construct a 15% larger home (adding say 1500 square feet total) could yield getting back $112,500 of that outlay come sale time based on real estate industry standards.
Of course, location, current market trends and your specific property all influence resale profits. But in general, living space remains the most valued amenity for buyers. So thoughtfully adding an in-demand feature like a private upstairs through a quality, code compliant build stands to not just practically grow your abode, but monetarily benefit you too in the long term move. Just be sure any borrowing stays affordable now.
Don’t Overlook Short Term Impacts of Long Term Gains
Taking on such a massive home renovation project is not a decision to make lightly. While adding a second story can undoubtedly provide much needed additional space for many growing families, it’s important to realistically consider all factors involved before committing to the undertaking. Beyond just finances, quality of life impacts during a lengthy construction period need accounting for as well.
For some, the short term disruptions and costs may simply outweigh gains from boosting square footage long term. Exploring other options like a single story addition or new construction purchase could potentially achieve similar outcome goals with less hassle down the road. Do your due diligence comparing feasible alternatives based on your unique situation and priorities.