What A Second Story Addition Costs

A second story addition is priced by the house underneath it more than by the new square footage. The rooms upstairs are often the cheapest part to finish. The cost sits in taking the roof off, strengthening what’s below, and fitting a stair into the main floor. Our additions start at $150,000, and we give a number for a specific house after we’ve walked it.

Why There’s No Flat Rate

National guides quote second stories by the square foot. That works for a new house, where every square foot is built the same way. An addition depends on what you find when you open up the old house, so a rule of thumb can miss badly in either direction. What we can tell you early is which direction is likely to cost more on your house, and why.

The Structure Below

The walls and foundation have to carry a full floor they were never built for. Before we draw anything, we look at the footings, the foundation walls, and the framing that will hold the new load. Some houses are ready with modest reinforcement. Others need enough work below that building out comes out ahead. When it isn’t clear from what we can see, an engineer checks it before the design goes further.

The Roof And The Weather

The roof comes off, so the house is open to the weather for part of the job. That means temporary protection and a tight schedule, and many families plan to live somewhere else for a stretch. Count that in your budget alongside the construction.

The Stair

A stair has to land somewhere on the main floor, which takes space from a room you already use. Where it goes often decides how much of the first floor gets remodeled along with the addition.

The Finishes Upstairs

The upstairs itself is the inexpensive part. A second floor of bedrooms is mostly drywall, carpet, and basic trim, which makes it the cheapest area of a house to finish. A bathroom up there adds plumbing, tile, and fixtures, so each one moves the number.

Building Up Or Building Out

Going up keeps your yard and may be the only way to add real space on a tight lot. Building out needs room inside the setbacks and its own foundation, but the house stays closed up and you can usually stay home. We compare the two in adding on: bump out or second story.

Getting A Real Number

We build cost-plus with a standard markup, and you see every invoice we receive. To price a second story on your house, we need to see it. Book a 30-minute call with Alec, or read how we handle home additions in Lincoln.