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


3 Ways to Have the Government Pay You Back for Your Energy Efficient Upgrades
Any renovations or upgrades made to your home this year that included energy-efficient appliances could be eligible for some federal energy tax credits. But it's not just appliances. || Posted December 9 2013


7 Lesser-Known Discounts for the 50+ Crowd
As they age, members of the Baby Boomer generation don't like to admit that they're senior citizens, but they love getting discounts. It's kind of a quandary, because some of the best deals available are reduced prices for older folks. || Posted October 21 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
COST OF EXAM, EUTHANASIA & GROUP CREMATION
Paid: 160.00
Exam $48, Euthanasia of our Cat Grasshopper $84, Aftercare group cremation $28, total of $160. Location Southern California / San Diego County on 8/28/2014. Tried to take her to our Vet of 15 years and they could not see her for a week... [more]
-Crisy
Pet Euthanasia Cost
Yearly trust payment
Paid: 12000.00
I pay about $12,000 a year to my trustee's New Mexico office, However I've often wondered if I was being excessively charged... [more]
-paying more then earning
Trust Cost
ER w/belly ache
Paid: 9988.00
Went in & 2 other cases came in later but had 2 be served 1st. Gave me a pain killer & never saw a doctor. Each thing they did was hurry up & wait... [more]
-charles pace
Emergency Room Visit Cost
Bone graft injection
Paid: 7700.00
The dentist said I needed 7cc's of bone @ $1100 per cc. Is this a reasonable amount? This was to secure an implant the was infected... [more]
-Gala Dali
Dental Bone Graft Cost
wheel balance (front tires)
Paid: 38.00
They busted 1 of my wheel studs, didn't tell me, and replaced it with a really crappy looking lugnut. Oh, and the ride quality is worse. I paid them to do this... [more]
-Hue Janus
Wheel Balancing Cost
Deep cleaning and extractions
Paid: 90.00
When we got our 4-year baby from someone she had horrible breath and our vet recommended a deep cleaning for $175. I checked around and the SOHFGA did the same procedure for $80. So I had them do it at the same time we had her spayed... [more]
-Cocoa's Mom - Phyllis Rios
Dog Teeth Cleaning Cost