Key Takeaways
| Key Point | Details |
|---|---|
| Cost Per Square Foot Installed | $200 – $500 |
| Cost to Add a Full Second Story | $200,000 – $1,000,000+ |
Adding a second story to your home can provide much-needed space and significantly increase your property’s value. Understanding the costs involved can help you plan your second-story addition effectively.
Cost to Add a Second Story
The cost to add a second story varies based on the size and type of the addition. Below is a breakdown of average costs:
Average Cost to Add a Second Story
| Project | Average Total Cost |
|---|---|
| Add a Full Second Floor (1,000 SF) | $200,000 – $500,000 |
| Add a Full Second Floor (1,500 SF) | $300,000 – $750,000 |
| Add a Full Second Floor (2,000 SF) | $400,000 – $1,000,000 |
| Partial Second Story Addition (500 SF) | $100,000 – $250,000 |
| Dormer Addition | $19,600 – $54,900 |
| Second Story Addition Over Garage | $60,000 – $200,000+ |
Average Second Story Addition Cost
| Cost Factor | Average Cost |
|---|---|
| National Average Cost | $175,000 |
| Minimum Cost | $50,000 |
| Maximum Cost | $400,000 |
| Average Range | $100,000 – $250,000 |
Full Addition Cost
| Floor Square Feet | Average Cost |
|---|---|
| 1,000 | $200,000 – $500,000 |
| 1,200 | $240,000 – $600,000 |
| 1,500 | $300,000 – $750,000 |
| 2,000 | $400,000 – $1,000,000 |
| 2,500 | $500,000 – $1,250,000 |
Partial Addition Cost
| Square Feet | Average Total Cost |
|---|---|
| 300 | $60,000 – $150,000 |
| 500 | $100,000 – $250,000 |
| 700 | $140,000 – $350,000 |
Second Story Addition Over Garage Cost
Adding a second story over the garage is a popular and cost-effective way to gain additional living space without extending the home’s footprint.
Cost Factors to Add a Second Floor
Several factors influence the cost of adding a second floor, including labor, materials, and additional features.
Labor Cost
Labor costs vary based on the complexity of the project and the region.
| Professional | Average Hourly Rate |
|---|---|
| Soil Technician | $40 – $110 |
| Architect | $100 – $250 |
| Structural Engineer | $100 – $220 |
| Interior Designer | $50 – $200 |
| Framing Carpenter | $20 – $60 |
| Electrician | $50 – $130 |
| Plumber | $45 – $150 |
| HVAC Labor | $75 – $150 |
Interior Costs
Interior costs include framing, electrical wiring, insulation, flooring, painting, HVAC duct installation, and more.
| Factor | Average Cost |
|---|---|
| Framing | $11 – $30 per square foot |
| Electrical Wiring | $4 – $9 per square foot |
| Insulation | $1 – $5 per square foot |
| Flooring Installation | $6 – $10 per square foot |
| Interior Painting | $1 – $3 per square foot |
| HVAC Duct Installation | $40 – $65 per linear foot |
| Window AC Unit | $150 – $800 per unit |
| Electrical Outlet | $150 – $350 per outlet |
| Light Fixture Installation | $70 – $300 per fixture |
| New Plumbing | $450 – $1,800 per fixture |
| Door Installation | $155 – $688 per door |
Exterior Costs
Exterior costs include siding, roofing, painting, and gutter installation.
| Factor | Average Cost |
|---|---|
| Siding | $4 – $13 per square foot |
| New Roofing | $3 – $6 per square foot |
| Exterior Painting | $1 – $4 per square foot |
| Gutter Installation | $5 – $15 per linear foot |
Is It Cheaper to Build Up or Build Out?
Adding a second story can be more cost-effective than building out, as it doesn’t reduce yard space. However, it may require a new roof and stairs and may necessitate temporary relocation.
Building Up vs. Building Out Comparison
| Project | Cost Per Square Foot | Advantages | Disadvantages |
|---|---|---|---|
| Add 2nd Story | $200 – $500 | Elevated viewing, No loss of yard space | Requires a new roof and stairs, Requires temporary relocation |
| Home Addition | $90 – $210 | Safer for children and people with limited mobility, May be cheaper than building up | Reduced lot space, Requires excavating and laying new foundation |
| Attic Conversion | $50 – $150 | Less disruption to existing living space, Does not require roof removal | Loss of storage space, May have an uncomfortably low ceiling |
Second Story Addition FAQs
Can I Add a Second Story to My House?
Yes, you can add a second story to your house, provided that the existing foundation and structure can support the additional weight.
How Long Does It Take to Build a Second Floor?
Building a second floor typically takes 3 to 6 months, depending on the project’s complexity and weather conditions.
Is It Worth Adding a Second Story?
Yes, adding a second story can significantly increase your home’s living space and value, making it a worthwhile investment.
Getting Estimates from Second Floor Addition Contractors
When seeking estimates for your second-story addition, consider the following tips:
- Get Multiple Quotes: Compare prices and services from different contractors.
- Check References: Look for reviews and testimonials from previous clients.
- Verify Credentials: Ensure the contractor is licensed, insured, and experienced in second-story additions.
- Ask About Customization: See if they offer custom solutions to meet your specific needs.
Questions to Ask Second Story Addition Contractors
- How long have you been in business?
- Can you provide references from similar projects?
- What services are included in your standard package?
- Do you offer any specialized second-story designs?
- What are your rates for additional services?
- How do you handle unexpected issues or additional requests?
Cost to Add a Second Story Summary
Adding a second story can significantly enhance your home’s functionality and value. By understanding the costs, benefits, and available options, you can make an informed decision that meets your needs and budget.
For more information on second-story additions and to explore other cost-related guides, visit our detailed articles on home addition cost and home improvement cost.
