Search thousands of topics on CostHelper.com

BROWSE ALL TOPICS >> appliances babies & children  cars  consumer electronics health & personal care home & garden personal finance  pets  schools small business weddings
CostHelper > Home and Garden  > Construction & Renovation > Second Floor Addition

Second Floor Addition Cost


How Much Does a Second Floor Addition Cost?

 
average costMedium: Partial Do-It-Yourself Can Run $100,000-$225,000high costHigh: Hiring a Contractor Can Run $225,000-$450,000
post E-mail post Post  

Building a second floor (also called a second story) can added much-needed space, but costs at least 20 percent more than building the same square footage at ground level. However. if you don't have the land to build out it can make sense to go up.

Typical costs:

  • A selective do-it-yourself approach -- doing as much work as possible yourself and acting as your own general contractor when you need skilled subcontractors to do specific work -- can be difficult and time-consuming, but can bring the cost of a second floor down to about $70-$150 a square foot, or $105,000-$225,000 for 1,500 square feet, depending on how much you are able to do on your own or can save by contracting directly with subcontractors. A Virginia homeowner[1] with some construction experience spent about $100,000 to add a 1,300-square-foot second floor (master suite with spa bath and walk-in dressing rooms plus home office space), or about $77 a square foot for a project that took six months.
  • Hiring a remodeling contractor to build a second floor addition can run $100-$300 a square foot for the typical addition (2-3 bedrooms and a bath plus a flight of stairs), but can go as high as $400-$500 per square foot depending on complexity, quality of materials and local labor rates. That works out to $225,000-$450,000 or more for 1,500 square feet. A California family[2] spent $300,000 on a six-month project building a second story over most of their house, including an octagon-shaped turret above the garage.
Related articles: Bedroom Addition, Bathroom Addition, Home Addition, Attic Remodeling, Basement Remodeling

What should be included:
  • Each city or county has its own requirements for how much square footage you can add based on the amount of land. Better Homes and Gardens provides an overview of legal remodeling requirements.
  • BobVila.com provides a video[3] illustrating the process of raising end walls for a new second floor addition and ThisOldHouse.com gives an overview[4] of a successful second floor addition.
Additional costs:
  • You need to determine if your home's existing foundation will support the addition or need to be reinforced; consulting a structural engineer can run anywhere from $200-$700 or more, depending on what's needed and rates in your area. You will also need blueprints for the addition. Hiring an architect to create a set of plan drawings could cost you a flat fee of $700-$10,000 or more, depending on size and complexity, or the architect may charge 5-15 percent of the project's costs.
  • Books[5] about how to plan (and survive) a home addition run $10-$35 or more, or may be available at your local library.
  • Usually an addition will trigger a reassessment of your property taxes and a resulting tax increase, but in most areas the reassessment will only be on the value of the addition, not for your entire house. A large addition can also increase your monthly utility bills.
Shopping for a second floor addition:
  • Gather examples of second floor designs and details that appeal to you. Architects and contractors in Georgia[6] , Illinois[7] and Utah[8] display photos of successful projects.
  • The National Association for the Remodeling Industry provides an online booklet with tips[9] for hiring a contractor, plus contractor referrals[10] .
  • Check whether a contractor is licensed[11] in your state, and whether there are any complaints with the Better Business Bureau[12] . A written contract should include a detailed outline of the work required and materials used, dates within which the project will be done, and a payment schedule.
post E-mail post Post  
CostHelper News


Forgotten Expenses In a Home Addition Budget
Items like construction costs, permit fees or debris removal aren't the only expenses to consider when calculating the total costs of a home remodeling project. || Posted August 5 2013


8 Ways to Stretch Your Reduced Food Budget
End of the year budgets are tight for everyone, especially in this economy.It's especially hard for the millions of Americans who depend on government programs like food stamps to help make ends meet. || Posted November 11 2013

‣ All CostHelper Blog Posts


What People Are Paying - Recent Comments


 

Comment On Your Experience With a Second Floor Addition
 
Subject:  *
Amount Spent:  * total
Square Feet: Contractor: 
Comments: 
Purchased:  Year: 
City:  * State:  *
 
Information about you:
Email:  * Email addresses are not displayed.
Name:  This is the name we'll display with your post.
me on this computer
*=required field.
 



External Resources:
  1.  hamptonroads.com/node/241021
  2.  www.youtube.com/watch?v=XR2p9TJpr9A&gl=CA
  3.  www.bobvila.com/projects
  4.  www.thisoldhouse.com/toh/article/0,,198760,00.html
  5.  www.amazon.com/s/ref=nb_ss_gw?url=search-alias%3Daps&field-keywords=home+addition&x=0&y=0
  6.  www.smallcarpenters.com/pro_gal_01.php?proj_id=35&gal_id=3
  7.  www.northlightarchitects.com/portfolio_po.html
  8.  www.renovationdesigngroup.com/portfolio/10.asp
  9.  www.nari.org/pdf/selectremodpro.pdf
  10.  www.nari.org/search/address/
  11.  www.contractors-license.org/
  12.  search.bbb.org/
More Home and Garden Topics
Check Out All Costs for Home and Garden How Much Does a Central Air Conditioner Cost? How Much Does a Deck Cost? How Much Does Replacing a Water Heater Cost?

Search Thousands of Topics on CostHelper.com



Today's Featured Cost Articles

About CostHelper
CostHelper is based in Silicon Valley and provides consumers with unbiased price information about thousands of goods and services. Our writers are experienced journalists who adhere to our strict editorial ethics policy.

CostHelper Community
X-RAY HIP UNI 2+ VW
Paid: 493.00
New patient office visit $93Took 2 xrays of my hip $493Insurance company noted Charge Exceeds Defined Pay amount on the Xray. Ins Co. noted Charge Exceeds the contractual allowance per the contract. Ins. Co... [more]
-Living is costing me to Death
X-Ray Cost
Front struts for 06 Acura MDX
Paid: 325.00
Dealer quoted $1500 for all 4 struts/shocks ($750 Front; $650 Rear). Shopped it around and found they were way over priced! Used Monroe OESpectrum on fronts (excellent) and rear didn't need to replaced..... [more]
-Foolmeonce
Car Shock Absorbers Cost
Trane 3Ton 13SEER XR13
Paid: 4217.00
Upgraded my 10yr old Goodman A/C unit for a Trane. AS Heating & Cooling were great to work with and had the better pricing and financing between the 3 certified Trane installers for the area. Great team and quick to work... [more]
-Chris87
Central Air Conditioner Cost
Annual cost Houston TX
Paid: 169.00
Our home is 3100 sf. We had termites 15 years ago they were treated and are now on annual inspection plan with same company for over 15 years. The inspection is limited to a visual walk around only... [more]
-Richard Markel
Termite Control Cost
what deck's cost
Paid: 1600.00
I can build an 8 by 8 deck with two sets of stairs for 25 a square foot usually you just need to go see how much a box of screws cost and 1 2x12x16 then tell me I'm to high and remember you don't pay cheap for a good doctor lawyer hair sty... [more]
-Tim the trim carpenter
Deck Cost
TIMING BELT
Paid: 395.62
Replaced Timing belt, Alternator belt, Power Steering belt, Crank Shaft Seal and Cam Shaft Seal... [more]
-REYNOSO
Replacing a Timing Belt Cost