5 min read
Adding a second story is one of the best ways to expand your home. Based on the existing architecture, you may be able to build a partial or complete second story, as much as doubling your floor space and potential for new rooms. A second-floor expansion can also make your home exterior appear more elegant and stately, standing out in your neighborhood with an impressive curbside view.
Of course, building a new story onto your existing house is also a major renovation, so there are a few considerations to walk through before you begin. As home remodeling professionals, the Hochuli Design & Remodeling Team can help you check all your boxes and create a satisfying design plan for your second-story addition project before it begins.
Types of Second Story Additions
There are two types of second-story additions for Phoenix, AZ homes: Full and partial second-story. A full second story continues your first-story floor space vertically and can nearly double your available space. A partial addition only adds space to part of your home and is a common solution to more challenging architecture and floor plans.
Considerations When Building a Second Story
When planning to build a second floor onto their homes, homeowners should understand that several key factors need to be considered to ensure that this remodeling project is feasible. Keep in mind that as you read this article, you do not need to know all the answers! We share these with you to help you understand the entire construction process.
1) Planning Your Second Story Addition
The planning phase is essential to your new floor project. Here, you will identify your needs and the possibilities based on your home's current design and select which general contractor will bring your vision to life.
Your Renovation Needs
Start by considering the features of your current home and what you need from the renovation. Obviously, you need extra space, but what is it for? Is your goal to add extra bedrooms or a new master suite, create a home office, or build a place where your teen kids (or grandkids) can hang out? We know it sounds elementary, but knowing your primary goal for the space will help with every decision you make.
Your Home's Existing Structure
Assess your home's structure and ability to support a second story. To add a second story, your first story will need to bear its weight, which could include reinforcing the existing foundation. One reason for partial second-floor additions is that sometimes only part of the original house is feasible to support the addition. Of course, the other option is building out vs up.
Your Renovation Budget
Carefully consider your available renovation budget. Assess your savings, your HELOC potential, and your ability to secure home renovation loans to achieve your goal. Plan ahead to determine where to draw the line on project scope (and remodeling costs) to ensure you are financially comfortable with the total cost. Ideally, aim to spend less than your total budget so that any surprise expenses can be easily covered.
Hiring the Right Contractor
Hiring the right home renovation contractor is important. You need a team that is:
- Skilled in renovations and, in particular, has experience with successful second-floor additions.
- Knows your area: The Phoenix area is massive, and as such, there are many options for home improvement contractors. Select a company that knows your particular area. Why? That means they also have relationships with the local building code officials, material suppliers and specialized trade contractors (like the tile installer) in your area.
- Good at communicating: An addition project takes months to design and months to construct. The remodeling company you select will be one you'll be dealing with for a long time.
- Know their construction process: Make sure you understand and are comfortable with their entire process. For example, we are a design-build firm that provides both design and construction of your project. Clients work with us (one team) from beginning to end. Not all contractors don't have this process.
- Good at listening: Likewise, you should feel like they are taking the time to understand what you really want from your project.
2) Designing Your Second Story
As you move into the design phase of your remodeling project, be prepared that you'll need to make many decisions - from floor plans to selections and more.
Choose a Layout
You will probably have a few options for the layout of your second floor, from the shape and size of the new space and the look of the exterior to the best location for the stairs.
Integrate Existing Structures
This type of addition will affect existing space, so you should consider that in your design. For example, the current location of utilities on the first floor can suggest optimal locations for bathrooms on the second floor.
You will also probably need a new roof and need to consider the location of windows to align with the first floor's design so that everything looks lovely from the outside.
Lighting and Ventilation
Lastly, your design team will also plan how wiring, plumbing, and ventilation ducts will factor into your design. You will need some behind-the-wall space for utilities to ensure your upper floor is both functional and comfortable. You will likely need several new circuits and possibly a second breaker box for lighting and outlets. You may also need to upgrade your HVAC system to accommodate a larger space.
3) Permits and Regulations
Building any new structure on your home requires permits, and the design must conform to local building code regulations. You must check local zoning laws to ensure that your plans are possible. Fortunately, remodeling companies are experts at handling this part of the project. They will help you make design decisions that conform to local regulations and will secure the necessary permits before the building begins and inspections throughout construction.
4) Potential Issues and Challenges
Every home renovation comes with potential challenges, which is one of the reasons why we lovingly refer to it as the remodeling rollercoaster. The best way to overcome them is to be prepared.
Structural Issues: As we mentioned, your first floor must be able to support the additional weight of the second floor. This can limit the total living space added or require foundation work for reinforcement before the new floor can be built. You may also learn the need for certain repairs before the second-story addition begins.
Project Delays: Project delays are the most probable issue with any home renovation, but working with an experienced team can eliminate potential subcontractor scheduling issues.
Unexpected Costs: Unexpected costs can come from several sources, but the biggest reason for change orders are requests by homeowners. The easiest way to reduce the chance of refining the scope of work is to be present throughout the design process. This means physically (at the meetings) and also mentally. We know design can sometimes feel "tedious," but this is when we lay out the plan for your remodeling project (that ties into your budget).
Above all else, ask questions and make sure you are absolutely comfortable before construction begins.
Neighborhood Concerns: Lastly, if you live in an HOA, clear your plans with them before you make changes. If your neighbors have solar panels, consider their sunshine access before building up. A clear look at how your renovations might affect the neighborhood can help you avoid any potential challenges.
Plan Your Phoenix Second Story Addition with Hochuli Design & Remodeling
If you dream of adding a second story, the Hochuli Design & Remodeling Team is here to make that vision a reality.
Our design-build process will guide you through your project from the first sketch to the final inspection. We are proud to help you transform your house into your dream home with each renovation. Contact us today for your initial consultation and estimate.
Frequently Asked Questions
How long does it typically take to add a second story?
Building a new upper level typically takes 6-12 months to complete. A partial second story project may take 3-5 months, but it depends on the total size of your project and if you include changes to your first story as well.
Can I live in my home during construction?
It is sometimes possible to stay in your house during a second-story construction. However, it would be best if you planned for alternate lodgings during some or most of the construction process. Adding a new level involves removing the existing roof, opening up walls and ceilings, and rebuilding your utilities from the first story to the second, so disruption is inherent to the process.
Do you need to hire an architect?
No, you don't need a separate architect if you work with a design-build remodeling team like Hochuli. We have designers on the team overseeing the planning stages of your second story addition. NOTE: A structural engineer still needs to review and approve our plans.
What are the financing options for a second-story addition?
Second-story additions are typically eligible for home renovation financing options. These include HELOC (home equity line of credit) loans, home equity loans, cash-out refinancing, and personal loans, depending on your financial situation. Shop around with different local lenders to find the best options. The good news is a home addition project, when done right, will also increase your property value.