Second-story addition can be a great and efficient decision to transform your home aesthetic and increase your property’s value. Adding a second story provides extra space and makes your home more appealing. Like any other type of reconstruction project, it’s necessary to be well-informed about the finances and costs.
On average, adding a second story ranges from $70,000 to $650,000+ to build, while a partial second-story addition costs around $255,000.
Every home project is different and unique, and costs depend on many factors such as size, location, and complexity. Because of this, it’s important to explore all the variables and provide a good insight into the budget and overall costs.
Stay with us as we’ll help you gain the knowledge to make informed decisions regarding your second-story addition project. We’ll reveal everything about the costs and unforeseen expenses that will help your project run smoothly to get your dream house.
Cost to add a second story
The average cost for adding a second story ranges from $70,000 to $650,000+, with an average of $200,000, while a partial addition costs around $255,000.
Check out the highest and lowest costs in the table below:
| Average cost | $200,000 |
| Lowest cost | $70,000 |
| Highest cost | $650,000+ |
As we established the general prices for adding a second story, in the following text let’s check the average costs in more detail.
The average cost to add a second story
The average cost for adding a second story ranges from $250 to $550 per square foot. A complete second-story addition costs from $200,000 to $650,000+, and a partial addition costs from $150,000 to $300,000 on average.
Now see the average price ranges for different second-story addition project types:
| Project | Average total cost |
| Add a full second floor (1,000 SF) | $250,000 – $550,000 |
| Add a full second floor (1,500 SF) | $350,000 – $800,000 |
| Add a full second floor (2,000 SF) | $450,000 – $1,000,000 |
| Partial second story addition (500 SF) | $150,000 – $250,000 |
| Dormer addition | $19,800 – $55,100 |
| Second story addition over garage | $70,000 – $250,000+ |
In the following text, let’s check the prices for adding a second story by type.
Prices of adding a second story by type
If you want to add a new floor to your house, you will have to remove the roof above it. In some situations, your workers will need to replace the roof from scratch and sometimes you’ll be able to keep part of it intact.
We have three types of addition:
- Full addition
- Partial addition
- Adding a room above the garage
Full addition cost
A full addition costs from $250,000 to $1,000,000 or more, depending on size, features, and finishes.
In the table below, check out the prices of full second-story addition for different square feet:
| Floor square feet | Average cost |
| 1,000 | $250,000 – $550,000 |
| 1,200 | $280,000 – $650,000 |
| 1,500 | $350,000 – $800,000 |
| 2,000 | $450,000 – $1,100,000 |
| 2,5000 | $550,000 – $1,300,000 |
Partial addition cost
A partial second-story addition ranges from $70,000 to $300,000 or more, depending on the project. This type of addition requires removing a part of the roof, then doing the addition only to a part of the house, and after re-roofing it.
Let’s check the prices for the second-story partial addition:
| Square feet | Average total cost |
| 300 | $70,000 – $160,000 |
| 500 | $150,000 – $300,000 |
| 700 | $160,000 – $400,000 |
Adding a room above the garage
Adding a room above the garage is often and the cost to add it ranges from $70,000 to $250,000 depending on factors such as size, structure, installations, and vapor barriers.
It’s important to talk to your contractor, as it may be more cost-effective to tear down the garage that already exists and then rebuild a two-floor structure from the ground up.
As we established the prices of second-story extensions by type, we’re gonna show you the costs of second-story addition per square foot.
The cost of adding a second story per square foot
Adding a second story per square foot costs from $250 to $350 on average, but if a project is more complex, the price per square foot can go as high as $550.
Let’s see the prices of adding a second story for different square footage:
| Size (Square Footage) | Average Cost Range | Maximum Range |
| 800 | $90,000 – $250,000 | $450,000 |
| 900 | $100,000 – $280,000 | $500,000 |
| 1000 | $110,000 – $320,000 | $550,000 |
| 1,100 | $120,000 – $340,000 | $600,000 |
Now that we know the cost of a second-story addition per square foot, we’ll reveal all the factors that you should take into account when starting a second-floor addition process.
Cost factors of adding a second floor
When adding a second floor, you need to consider all the factors that influence the overall costs. Those factors mostly include materials, labor, and permits.
Materials
Materials and the quantity you’ll need depend on the size of your project. They typically make up to 50% of the costs.
Check out the prices for different projects’ parts and their materials:
| Project | Costs |
| Foundation strengthening | $6,000 |
| Siding | $4 – $14 per square foot |
| Framing | $4 – $8 per square foot |
| Roofing | $20 – $55 per square foot |
| Drywall | $0.40 – $0.75 per square foot |
| Insulation | $0.60 – $6 per square foot |
| Flooring | $0.60 – $20 per square foot |
| Plumbing | $5 per square foot |
| Staircase | $55 – $110 per step |
| Painting | $30 – $60 per 350 square feet |
| Windows | $200 – $700 per window |
| HVAC | $30 – $70 per square foot |
| Doors | $50 – $550 per door |
| Lumber | $2 – $6 per square foot |
| Electrical wiring | $7 – $9 per foot |
Labor
Adding a second story is a complex project so hiring professionals is very important for a smooth construction process. They manage the project safely and prevent complications.
You will need the work of the following professionals:
| Contractor | Cost |
| Architect | $130 – $260 per hour (or 5% – 20% of the project cost) |
| Structural engineer | $120 – $220 per hour |
| Draftsperson | $60 – $140 per hour |
| Carpenter | $80 – $120 per hour |
| HVAC Technician | $60 – $110 per hour |
| Electrician | $60 – $120 per hour |
| Plumber | $50 – $220 per hour |
| Interior Designer | $60 – $230 per hour |
Building permits
Before starting the construction process you will need to get a building permit. In most cases, a building contractor will handle it, but you need to know that the average building permit cost goes from $140 to $3,000.
Always check local building codes and regulations as building without a permit can cause legal problems. Obtaining permits ensures compliance with codes and regulations that are necessary for a successful second-story extension project.
To get a building permit you will need a site plan that will in detail show the exact location of your project and its surroundings to ensure property boundaries and environmental considerations.
In the following text, let’s try to conclude whether it’s better to build up or out on a house.
Cost to build up on a house vs. building out
One of the most common questions regarding second-story extension is whether it’s better to build up or out. Building up can be a good option if your home’s existing foundation can support a second floor. If your home requires new structural construction for the addition, building out is a better option.
Home addition cost depends on different factors such as materials, labor, permits, location and the size and complexity of the project. Building up comes with some advantages as the ROI on adding a second story is 65% which increases the value of your home thanks to the bigger space and more appealing look of the home. Building a second story comes out on top compared to the ROI of other home additions.
The cost of adding a second floor to the home can remarkably influence the overall expenses when we consider the cost to build a house from scratch.
We can conclude that building up is more cost-effective than building out as it doesn’t require new foundation work, which lowers overall construction costs.
Now let’s see what are the additional factors that can affect the costs of adding a second story.
Additional factors that influence the cost of adding a second story
Some of the factors that influence the overall cost of adding a second story include:
- Project size and scope – If your project is complex, and the second story addition is large, the price will be higher.
- Used finishes – If you choose to install hardwood floors be prepared to pay more as they are much more expensive than wood planks. The same goes for tiles, vanities, and countertop materials that you decide to use. The more expensive the material, the overall cost is bigger.
- Quality of the foundation – In some cases, you will need to reinforce the existing foundation to handle the addition’s weight. That can add up to about $5,500 to the overall cost.
- Demolition – To reinforce your house’s framing, in most situations, a building contractor will need to remove the roof and chimney and open the walls.
- Temporary housing – Since you won’t be able to live in your home during the construction process, you will have to take into account the temporary housing. The best option is to stay with friends or family, but if you don’t have that possibility, be sure to include renting costs into your budget.
With adequate knowledge about factors that influence the costs, the construction process for adding a second story will be much easier. In the following text, let’s explore the DIY vs hiring a professional approach when it comes to second-story addition.
DIY second story addition cost vs. hiring a pro
Second-story addition can be very demanding and because of it, it requires professional work. Also, from a legal aspect, this type of project is huge and it needs a licensed contractor.
There are only a few things that can be done yourself, such as painting the exterior or hooking basic appliances, but besides that, the best is to let the professional do the work properly.
Hiring a professional ensures the project runs smoothly, according to building codes, and zoning regulations.
Now that we’ve realized that it’s better to hire a pro when it comes to second-story addition, let’s explore some practical tips that will help you save money during the construction process.
Tips for saving money when adding a second story
Some of the cost-effective tips for adding a second story addition to your property are:
- Try to use budget-friendly materials and finishes, and look for cheaper roofing options. For example, you can use vinyl plank flooring instead of natural wood as they look similar.
- Do the cleanup and junk removal by yourself.
- Have standard-size ceilings with a simple floor plan.
- You can do the wall painting or attach the baseboards.
- Stay with friends or family in their house instead of a hotel or house renting, during the construction process.
Now that we’ve explored different budget strategies that will save us money during the process of a second-story addition, let’s address some of the most common questions regarding such a project.
Cost to add a second story FAQs
Is it cheaper to add a second floor or an addition?
Second-floor addition can be more cost-effective per square foot as it doesn’t require the new foundation work that ground-level addition requires.
What is the cost to frame the second-story addition?
The cost to frame a second-story addition usually goes from $25,000 to $55,000, depending on a lot of factors such as size, complexity, and labor cost.
What is the cost of adding a second story to a ranch house?
Prices of adding a second story to a ranch house range from $150 to $350 per square foot.
How long does it take to build a second floor?
There is no exact timeline because the construction process depends on factors such as size, complexity, weather, permitting, and many other things. Usually, adding a second story takes a few months to a whole year to be completed.
Investing in a second story pays off
A second-story addition is a big project that requires knowledge and professional work. Although the costs seem huge, the benefits are long-term. This type of project provides expansion and gives more space for you and your family. Besides bigger space and comfort, adding a second story enhances your property’s value and makes it more appealing on the market.
Investing in a second story is an investment in the better quality of life and overall functionality of the house. By carefully considering all the costs that influence the second story addition, you can start this journey without doubts and with confidence.
Remember that before starting the project, it’s crucial to ensure legal requirements, including getting a site plan for permits. Obtaining this document ensures compliance with local restrictions and building codes.
We understand all the difficulties regarding this type of project, and because of it, we’re there to make your construction process easier. For additional information about a site plan, feel free to contact us. With professional guidance and expertise, we guarantee the construction process will go smoothly and according to the plan!
