You’ve decluttered, reorganized, and maybe even rearranged some furniture, but there’s no getting around the fact that you’ve outgrown your single-story home. Maybe your family has expanded, or perhaps you’re now working permanently from home. Whatever the situation, you need more space — and you’d rather not go through the hassle or sacrifice of selling a house you otherwise love. Instead, you’re seriously considering the alternative of building up.
To put together this cost guide for homeowners like you, we combined reputable pricing information from our online research with insights from contractors and builders who have spearheaded these types of massive projects in the past.
Before we dive in, be warned: This decision is drastic and probably a lot more expensive and disruptive than you realize. Take the time to digest all of the information, crunch the numbers, and go in eyes-open to determine whether building up is really better than moving on.
Get a Home Value Estimate Before You Renovate
Home values have skyrocketed over the past two years. As you plan whether to sell or build up, start with a preliminary estimate of how much your home is currently worth.
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National averages for second-story additions
Justin Bride, principal at Ascent Contracting in Denver, Colorado, has worked with many residential expansions. Over the past 18 months, he’s seen some pretty significant pricing increases for this type of project. “In Denver, we’re not sure if those increases are mostly attributed to continued effects from the pandemic and the ensuing supply chain constraints, or whether they are the result of continued increased demand,” he says.
Prices for this project will vary across states and markets, but below are some general averages for adding a second story in the U.S.
Source: HomeAdvisor
Average cost per square foot: $100-$300
Low and high-end cost range: For an extra 1,000 square feet, you’d pay somewhere between $100,000 and $300,000. For a complex project with high-end materials, costs can rise to as much as $600,000.
Methodology: HomeAdvisor collects a short cost survey from homeowners who use their site to find renovation professionals.
Source: Fixr
Average cost per square foot: $200-$250
Low and high-end cost range: Expect to pay $150,000-$250,000 for a home 1,000 square feet or larger. Owners of small homes (~600 square feet) may complete the project for $90,000-$120,000.
Methodology: Fixr pulls its cost data from multiple sources, including “specialized publications, websites, cost studies, U.S. associations, reports from the U.S. government, contractors and subcontractors, material suppliers, material price services, and other vendor websites.”
Source: HomeGuide
Average cost per square foot: $100-$300
Low and high-end cost range: Depending on the size of the space and quality of the materials, HomeGuide estimates a price range of $100,000-$350,000 for this project.
Methodology: HomeGuide receives millions of requests for home improvement cost estimates every year. The site then tracks cost estimates consumers get from local companies and shares pricing information.
Types of second-story additions
Not all second-story additions have the same scope. Depending on how much space you need and the size of your budget, you can choose from the following options:
Full-story addition
If you need a lot of extra space, you can opt to add a full second story that’s roughly the same size as the first story. In the below example, a full second story was added to this Denver, Colorado home:
Partial addition
If you only need to add a small amount of extra space — perhaps an extra bedroom and bathroom — and are working on a smaller budget, adding a partial second-story addition might be the way to go.
Architect Jeff Pelletier points out in a blog post that whether you add just one primary suite or three additional bedrooms and a bathroom, many of the associated costs (not to mention the disruption to your day-to-day life) will be largely the same. “I usually advocate to aim for the three-bed/two-bath second floor,” he recommends. “It is a solid investment as it is so desirable, and helps ensure the value of your investment.”
Below is an example of a partial second-story addition in California:
Bonus room addition
Another way to increase your living or storage space without expanding your house’s footprint is to add a bonus room over the garage. It could be used as a home office, in-law suite, man cave, playroom, craft room, storage room…the possibilities are endless. One of the main benefits of going this route is that because you’re building on top of an unfinished garage, you don’t have to worry as much about damaging existing drywall, flooring, or other elements during construction, which means there will be less need to remodel the space after the addition is complete.
Not all garages are candidates for supporting bonus rooms without significant structural rework to the existing foundation, particularly in the case of detached garages. “Sometimes it makes more sense to demolish the existing garage if the goal is to build a new garage with an ‘accessory dwelling unit’ (or ADU) on top,” says Bride, the Colorado contractor.
Estimated cost to add a second story in 4 cities
Just as home prices vary widely from one market to the next, the cost of a home addition can range dramatically based on where you live. We spoke with some experienced contractors in four different cities to get an idea of the price variances for home additions across the U.S.
Los Angeles, California
Full second story cost: $550,000-$1,000,000, depending on interior and exterior finishes
Partial second story cost: $165,000-$300,000, depending on interior and exterior finishes
Garage bonus room cost: $150,000-$175,000
According to: Oren Farkash, general contractor for South Land Remodeling in Los Angeles, California, and winner of “Best of Houzz” for four consecutive years
Denver, Colorado
Full second story cost: $350,000-$550,000, depending on interior and exterior finishes
Partial second story cost: Approximately $250,000
Garage bonus room cost: Approximately $82,500
According to: Justin Bride of Ascent Contracting, which specializes in residential renovations and additions
Houston, Texas
Full second story cost: $360,000-$500,000 (for a 2,000-square-foot house)
Partial second story cost: $90,000-$125,000 (for 500 square feet)
According to: Legal Eagle Contractors, a Houston-based construction firm that has completed many second-story additions
Seattle, Washington
Full second story cost: Approximately $400,000-$550,000
Partial second story cost: Approximately $250,000-$300,000
Garage bonus room cost: Approximately $150,000
According to: Architect Jeff Pelletier, writing for Board & Vellum
Is it cheaper to build up or out?
Every home and every project is different, but Bride says that overall, it’s less expensive to build out onto your lot space than it is to build up. When you build out, there’s no need to reinforce the existing foundation. In addition, when you add onto the back or the side of an existing house, you’ll need to remodel the breached wall. But when you add a second story, you remove the roof and will possibly need to remodel several walls and rooms.
That said, when you build out, you sacrifice the existing square footage of your lot. If you don’t have enough physical space to increase the footprint of your house or don’t want to infringe on your yard space, it may be worth the extra investment to expand vertically.
Additionally, building up could dramatically increase a home’s curb appeal and boost its value for resale. According to HomeAdvisor, homeowners can expect roughly a 65% return on investment (ROI) for a full two-story addition.
With a second-story addition, you’ll also save money on digging and excavation, which can cost $1,449 to $5,589, as well as on pouring a new foundation, which can run you anywhere from $4,070 to $13,406 or $5 to $37 per square foot, according to HomeAdvisor.
As a bonus, you’ll end up with a brand-new roof, which has been shown to provide up to a 94% return on investment.
What makes second-story additions so expensive?
Now that you have some estimates for this project, you may be wondering where all of those dollars are going. What are some of the most expensive components of a second-story addition?
Modifying the first floor
The contractors we spoke with agree that the need to reconfigure or remodel the first floor to accommodate the second-story addition ratchets up the total project cost. In many cases, the existing walls need to be reinforced to support the weight of the new ceiling. Bride often ends up replacing the first-floor windows, doors, and trim to match the new second story.
Plumbing/electrical/HVAC systems
When adding a second story, these systems will have to be moved, expanded, or upgraded to accommodate the extra square footage, which can be a complex and expensive task. Electrical wiring and plumbing may also have to be altered to meet the new code.
Exterior construction
With some additions, Bride has also added exterior decks, rooftop decks, or wrap-around porches, which can add a significant expense. The project can also involve reconfiguring exterior landscaping, fencing, and other site work.
Foundation work
If the existing foundation needs to be reinforced to support the new level, it can add extensive time, cost, and challenges to the overall project — but it’s necessary to ensure safety and stability.
Smart ways to make an addition less of a budget-buster
There’s no way around it — you’ll have to pony up a big chunk of change to add a second story. But there are some ways to soften the blow to your bank account:
- Farkash, the contractor in Los Angeles, recommends choosing standard finishes instead of high-end options to save significantly on cost.
- When possible, be flexible with the design. If your designer or contractor suggests an alternate layout that’s more cost-effective, consider taking his or her advice.
- The simpler the design of your addition, the less it will cost. More complicated layouts will always be more expensive.
- Be open to tackling some project elements yourself. If you’re the DIY type, you might want to take on the demolition work or painting instead of paying someone else to do it. Another option would be to order products yourself from less expensive sources.
Common headaches associated with second-story additions
Rarely does a home improvement project go smoothly from start to finish, particularly with something as major as adding a second story. To help minimize expensive setbacks and unwelcome surprises, be prepared for the common challenges associated with building up.
Supply chain issues
In Denver, Bride has seen a marked decrease in the availability of most materials, as well as increased lead times on finished products such as cabinets, windows, exterior doors, and appliances. “It seems that most finished products that get made up from various types of raw materials or separately manufactured parts are in the shortest supply and have the most vulnerability to supply chain issues,” he says.
Lack of transparency from the builder
Bride cites this as the most common problem encountered with residential construction projects. When the builder isn’t honest with the homeowner or there is a lack of communication, it can result in the homeowner’s expectations not matching what is delivered. “It’s important to contract with a reputable firm that emphasizes open and clear communication, refined project management and delivery methods, and transparency in project cost, both during pre-construction and construction,” says Bride. To combat this problem, he suggests choosing the building and design teams early, so the builders can act proactively during the preconstruction phase and have ample time to purchase the necessary materials.
Weight-bearing issues
Not every single-story home has a strong enough foundation to support another floor. Before you start building up, you’ll need to hire a structural engineer to inspect the existing house to determine whether it’s strong enough to hold the extra weight. If not, the slab, walls, beams, and other supporting elements will need to be fortified or replaced, which can drive up the cost of the project even further. To find a structural engineer, start by calling a local architectural firm or your local building code/inspection office for recommendations.
Adding a staircase
A second story is only useful if it can be accessed, hence the inevitable staircase. This can be a challenge if the existing layout of the first floor doesn’t have enough open floor space to accommodate a staircase. Some homeowners opt to place the staircase outside the home to conserve floor space and save money.
Weather
While the roof is removed, there is always some degree of risk that rain or snow could compromise the interior of the home, although your contractor should have the area covered with tarps to help keep moisture out.
Build up or buy: Is it worth it to add a second story?
When trying to decide whether this renovation is worth the time, expense, and hassle, you’ll want to weigh these five important factors:
- Attachment to your current home: If you have a strong sentimental attachment to your house, as well as strong bonds with your neighbors and community, it may be tougher for you to make the sacrifice to sell.
- Affinity for construction: Undergoing a major renovation is not for the faint of heart. If you’ve already tackled some big projects, you enjoy the remodeling process, and you’re not afraid of the inevitable hassles along the way, you may be better equipped to execute this project.
- Availability of time and costs: Adding a second story is not a quick or cheap endeavor. Consider whether you can spare the weeks (or months), the significant expense, and whether the payoff will be worth it.
- Cost of the project vs. price of a different home: To determine whether it makes financial sense to build up, you’ll need to compare the projected costs to the market price of a similar home in your area. Plug your address into HomeLight’s Home Value Estimator to get a preliminary home value estimate in less than two minutes.
- Your patience level: Bride says that if you’re just starting to think about whether you want to take on this project, you should expect to wait at least a year before being able to build — but don’t consider that a complete waste of time. In fact, he sees it as the most important phase of the project. “That year-long waiting period, which we call the project development phase, is when families have the most ability to affect the outcome of the project in terms of finish level, price, and smooth construction,” he explains. “It’s definitely in everyone’s best interest during this time to work energetically so that designs can be finalized, interior finishes can be selected, and materials can be purchased well in advance so that projects are not held up during construction.”
If the price of the addition is within your budget and is less than the market price of typical two-story homes in your area — and if you have at least several months to spare, plenty of patience, and the inclination to tackle a project of this scale — building up can be a creative and practical way to get the space you need. However, if the project costs are higher than purchasing a new home, or if you’re time-crunched and need more square footage immediately, it may make more sense to sell and purchase a new, bigger home.
Header Image Source: (Roger Starnes Sr / Unsplash)
FAQs
How much does it cost to make a second floor? ›
The cost to add a second story will vary based on the size of the property. However, you should budget between $300 to $500 per square foot. It's common for a second-story addition of 1,000 square feet to cost up to $200,000. Some additions can be completed for less than $100,000.
How much does it cost to build a story? ›Generally, you can expect to pay a professional contractor between $100 and $300 per square foot to add a second story to a house, so says Cost Helper. These figures assume that you're building a couple of extra bedrooms and a bathroom.
How much does it cost to add a second story California? ›How much does a second story addition cost in California? In California, on average, a second-story addition will cost at least $100,000. Depending on the complexity of the work needed and the space being added, homeowners can expect to pay anywhere between $300-$700 per square foot for a second-story addition.
Is it cheaper to add a second floor or an addition? ›Building out is significantly less expensive than building up. On average, it costs between $140 to $180 to expand your home's footprint outwards. When you build a second or third floor onto your home, you can expect the costs to range from $180 to $250 per square foot.
How do you tell if your foundation can support a second story? ›Can your foundation support a second story addition? The only way to know if it can or what's needed to “beef it up” is to hire an engineer to assess your home's current foundation and determine what structural reinforcements will be needed to support all that extra weight.
Is it worth it to add a second story? ›You'll Raise the Value of Your Home
If you're planning to sell, adding a second story is a terrific way to obtain a better return on your investment. When you increase the square footage of your property, you naturally increase its market worth.
Per square foot, a one-story house is more costly to build than a two-story home. There is a larger footprint, meaning more foundation building and more roofing materials. And because the plumbing and heating/AC systems need to extend the length of the house, you'll need bigger (and costlier) systems. Less privacy.
How long does it take to build a second story? ›The amount of foundational work needed, the weather, the availability of materials (a significant issue in 2021), permitting, and change orders are just a few of the factors that affect how long these projects take. But for a full second-story addition, six to 12 months is the typical range.
Can you turn a one-story house into a two story house? ›There are many ways that additions can happen without expanding the footprint of the house: You can add another story onto a one-story (or even a two-story) home. You can expand an existing top floor by installing large dormers in a pitched roof to gain useful living space.
How big is a normal 2 story house? ›A 2 story house with average height ceilings (9 feet high) is about 20 feet tall. This is factoring in additional footage from the depth or thickness of the floor (about one foot on average) and space above the ceiling (up to 2 feet in homes with drop ceilings). What is this?
Is it cheaper to build up or out? ›
The reason building out is typically cheaper is because building upward requires more labor, more materials, several permits, as well as the help of a structural engineer.
How much is a typical 2 story extension? ›Average cost of a 2 storey extension
In London the average cost excluding finishes is higher, with figures ranging from between £3,000 and £3,500 per square metre for the building cost. However, in London the added value of extra space is also far greater, with a minimum of £7,000 per sqm of increased value.
Finishing a basement, attic, or garage is one of the more inexpensive ways to add a room to your home as you won't need to add a foundation, roof, or structural elements.
Does a second story count as square footage? ›We don't count it as square footage unless you can step on it or sit on it (in the case of a window seat). We don't count stairs in the second floor numbers, and we don't count the upper area of a 2-story Family Room or Foyer (doing so is just down right deceptive).
Is it easier to add a second story or build out? ›Building up is always the least expensive option for increasing your home's square-footage because it requires less material and labor. For example, if you have 1,000 sq. feet on the main level and want to add 1,000 sq. feet as a second floor, all you have to do is add more wood and framing labor.
Is it worth it to add an addition to your home? ›Great High Cost-Value Ratio
It is typically cheaper to build an addition than to buy or build a new home that equals the space of your existing house plus an addition. At the very least, the closing costs involved with selling your old house and buying the new house would push this option over the top.
Home Additions Increase Home Value
Home additions are an excellent way to increase your property's value. Most improvement projects such as remodeling and expansion make your home more valuable and attractive to buyers. You'll likely see a high return on investment (ROI) when you choose a home addition.
Identifying Foundation Settlement Issues. Signs of a settling foundation can be very subtle at first -- many homeowners can go months or even years before noticing a crack in their foundation. The long-term damage from foundation settlement, however, is ongoing and will lead to more severe foundation problems.
What is considered a failed foundation? ›We define 'foundation failure' to be when you notice one of the following: Non-Functioning Windows and/or Doors. Plumbing Damage or Disturbance. Serious and Continuous Damage to the Framing.
Do foundation problems always get worse? ›Foundation problems get worse and cause more damage throughout your home over time. This means the cost for repair not only on your home's foundation, but on the additional damage it causes, only increases with time.
What to know before adding a second story? ›
It's important that the bottom floor of the house can structurally support a second story. This might require additional shoring near the foundation, or structural elements added to your current story, all of which cost time and money. Then, everything has to be run up to the second floor: HVAC, plumbing, electric.
Does adding second floor increase home value? ›Increase the Value of Your Home with a Second Story Addition. The livable square foot area of your house often determines the total price of the property. A one-story house may have the same price per square foot as a two-story house. But the extra space on the second floor will increase the value of your home.
How much value does adding second story add? ›Second-story additions are among the most valuable home improvements, returning an average of more than 100 percent of the cost to the value of the home in Bay Area cities, according to Remodeling Magazine's "2002 Cost vs.
Are 2 story homes harder to sell? ›If you are thinking ahead toward a time when you might consider selling, it's important to note that single story homes tend to resell easier and quicker due to their popularity with home buyers.
Are 1.5 story houses cheaper to build? ›People typically expect a 2-story home to be more expensive than a 1-story, but that's not always the case. A 1.5-story home is actually the most expensive. Learn why in this helpful checklist. We get asked lots of questions about the cost for building your perfect home, no matter the size!
How long does it take to finish building a 2 story house? ›A two-storey/multi-storey home can take anywhere from 8-12 months for something that is fairly simple and not too over the top. If you have a more extravagant design, you're looking at an even longer time frame.
How long does framing a 2 story house take? ›Framing a home usually takes 5-8 weeks. It also depends on the type of home you are building, the size of the home you are building, and the location. So, at this point, if all has gone according to plan you can expect to be on your 3rd month when your framing begins. Included in framing is the roof of the home.
How long does it usually take to build a 2 story house? ›The U.S. Census Bureau's most recent 2021 data from the Survey of Construction estimates approximately 7.6 months as the average length of time from start to completion of new privately owned residential buildings.
How long does a two-story house last? ›Without special care and maintenance, the maximum lifespan of a house is about 200 years. Yes, there are historical buildings that are far older, but those have received special maintenance and preventive care that few other buildings receive.
How do you finance a second story addition? ›For example, if you are planning to add another story to your house, you can probably consider cash-out equity refinancing. Under this option, you basically take out a huge mortgage loan that allows you to entirely pay off the earlier mortgage loan and leaves you with enough cash to finance the home addition.
Are two-story houses hotter? ›
Rising heat in multi-level homes
Heat naturally rises, so a typical two-story home can experience an 8–10 degree temperature difference between the upstairs and the downstairs.
A 2 bedroom house plan's average size ranges from 800 - 1500 sq ft (about 74-140 m2) with 1, 1.5, or 2 bathrooms. While one story is more popular, you can also find two story plans, depending on your needs and lot size.
What size house is considered big? ›Historically, a mansion would be at least 5,000 square feet, but with the size of the average house continually increasing, mansions are getting bigger as well. Nowadays, most real estate agents consider homes larger than 7,000 sq ft to be mansions.
What is the most common house size? ›The average house size is right around 2,500 square feet, but that doesn't mean you should aim for the middle and hope for the best.
Is it cheaper to build than buy 2022? ›But building a house is still more expensive than buying one. Existing home prices are 15% higher in 2022 than last year. But building material costs have gone up 19%. And thanks to inflation, builders are also paying more for other things they need to build houses, like workers, fuel and marketing.
Is it cheaper to build in 2022? ›It is anticipated that interest rates will be on a rising trend throughout 2022 and costs will continue to increase, although the cost increases will be at a more normalized rate. It is highly unlikely that it will be less expensive to build in the future.
When building a house what costs the most? ›Framing is the highest material cost for most new home builds. High-quantity lumber framing averages $33,000 for a home in the U.S. This includes floors, walls and roof trusses. Metal stud framing systems start at about $20,000.
Can you build a 2 story extension without planning permission? ›Do you need planning permission for an extension? (Updated for 2022) The short answer is that you DON'T need planning permission for an extension if you build within your permitted development rights.
How big can an extension be without planning permission? ›Detached House Extension Rules 2022
Under permitted development for a detached house, you can extend up to 4m under permitted development, and up to 8m under the larger home extensions scheme / prior approval.
There is no law saying you have to employ an architect. It is up to you. Some people successfully undertake quite major works – including whole house refurbishments and extensions without an architect. Others employ one for comparatively minor jobs, such as redoing a bathroom or redesigning a kitchen.
Do you need planning permission to add a room? ›
An addition or extension to your house* is generally considered to be permitted development. So, you won't need to go through the additional hassle of getting planning permission as long as: Your extension is no more than half the area of land around the original house (curtilage).
What is a bump out addition? ›What Is a Bump-Out Addition? A bump-out is a minor addition to a house that increases its total square footage but doesn't reach the scale of a full addition with multiple rooms. A bump-out can be as small as two or three feet that push out the side of the house, or as large as a single room.
What is the average cost to add a bathroom? ›| Average Cost to Add a Bathroom | |
|---|---|
| Average Cost | $90,000 |
| Highest Cost | $115,000 |
| Lowest Cost | $64,000 |
Stairs: Runs/treads and landings both count in square footage totals. They are measured as a part of the floor “from which they descend,” so are generally counted twice in a typical two-story home with a basement.
Do bathrooms count in square footage? ›What Rooms Are Included in Square Footage? Rooms that will typically be included in a home's square footage are any finished rooms that have a ceiling, walls, and a floor, such as living room, bathrooms, kitchens, bedrooms, and finished basements.
How thick is the floor of a second story? ›In a typical home, the entire structure between levels can be about 12 to 14 inches thick, depending on the type of joists used and the finish materials for the floor and ceiling.
How difficult is it to add a second floor? ›It's a highly disruptive project. You can't really “close off” your home to the construction once the roof is off. You also don't want to be subject to long periods of time without water, plumbing, heat or electricity while everything is being built and connected on the second floor.
Is it worth it to build a second floor? ›Adding a second story to your house can be an expensive endeavor. You will most likely have to live elsewhere during construction and the entire project could take over six months. However, if you have the means, a second story could significantly increase the square footage and value of your home.
How much does it cost to make a 2 story house? ›1 story house cost $32.50 per square foot. 2 story house cost $26.25 per square foot.
Are second story additions worth it? ›You'll Raise the Value of Your Home
As per Home Advisor's True Cost Guide, a mid-range two-story addition can recoup at least 65 % of its cost at the time of sale. If you're planning to sell, adding a second story is a terrific way to obtain a better return on your investment.
How long does it take to build a 2nd floor? ›
The amount of foundational work needed, the weather, the availability of materials (a significant issue in 2021), permitting, and change orders are just a few of the factors that affect how long these projects take. But for a full second-story addition, six to 12 months is the typical range.
How much weight is too much for second floor in a house? ›The load capacity of a second floor in a home is regulated at 40 lbs. per square foot. For bedrooms, the capacity is 30 lbs. per square foot.
What is the best flooring for second floor of house? ›Vinyl plank flooring is an incredible option for second-floor flooring. It's durable, long-lasting, water-resistant, and scratch-resistant. Plus, with the look and feel of natural hardwood, it's also perfect for any luxurious and modern design aesthetic.
How thick should a second floor be? ›The floor of one level of a home shares framing with the ceiling of the level below it. In a typical home, the entire structure between levels can be about 12 to 14 inches thick, depending on the type of joists used and the finish materials for the floor and ceiling.
How much does it cost to build a one-story 2000 square foot house? ›The average new home build is about 2,000 square feet.
The total building cost of a typical, single-level, 2,000 square foot house is $310,000. The framing alone is between $15,000 and $30,000. Exterior sheathing and wrap can be added to the framing job for an additional $5,000 - $15,000.