1. What Are My Goals for the Addition?
Do you find yourself wishing you could host more often, but you’re missing that extra guest room and/or bathroom? Craving the solitude of your own primary suite? Or maybe a home office to give you some privacy for Zoom calls? As a starting point, take a step back and imagine you are shopping for a new home. Are you shopping for a 4 bedroom / 3 bathroom home with a family hangout room? A 3/2 with a small office nook? While specific details will be important down the road, it's the big picture that drives feasibility and cost. Put the high-level details down on paper and share those with your architect to get the ball rolling!
2. What Are the Local Zoning Regulations?
Zoning codes vary depending on where you live. Nearly all cities in the Bay Area allow second story additions. However, factors like height restrictions, setback requirements, neighborhood review, floor area restrictions, etc. may affect your plans. Some cities have complex daylight requirements that can increase structural complexity of a second story addition. Others restrict the number of bedrooms. In our experience, a deep dive into your city's zoning codes is a necessary first step. Once your design drawings are prepared, you will also need to obtain approval from your planning department. Often, the process of obtaining approval can take many months and cost thousands of dollars. It's important to hire a design team that is experienced in not only interpreting the zoning codes but also navigating the approval process. Be sure to ask your design team detailed questions about this process and have them explain the steps. The more you are educated, the less unpleasant surprises you’ll have along the way.
3. Where Do I Put The Staircase?
While it may seem odd that this question is number three on our list, it's often the most important factor when deciding on a second story addition. A staircase can take up a substantial amount of your existing space and may require extensive remodeling on the first floor. It eats up a lot of square footage! Will the staircase take over a portion of your existing floor area? Will it be added off the back or the side of the house? If you have to cannibalize area from an existing bedroom, that might mean you're replacing that bedroom upstairs. Adding the staircase outside the existing footprint of the house could add even more cost for new footings and walls. You may not know where the staircase can go yet, but it's an important detail in your decision to add a second story.
4. Does My Home’s Structure Support a Second Story?
With current building codes, existing homes in the Bay Area nearly always require substantial structural upgrades. Many older homes require significant improvements to the foundation system underneath the proposed second story. Between the second story and the foundation, the existing framing may need to be modified for shear walls (these keep your home from falling over in an earthquake), your new staircase, and/or the addition of beams to support load-bearing walls above. An assessment of your current foundation and framing can be done by a qualified structural engineer or architect before you decide to proceed with your plans. This will help determine what modifications will be required, impacting both the cost and timeline of your project.
5. How Much Will It Cost, and Can I Afford It?
It goes without saying that a second story addition is a major investment. We've seen construction costs range from $350,000 for a small second story addition to $1 million+ depending on scope and location. A second story will almost always cost more than a first floor addition. Typically we estimate that a second story addition could be at least 20% to 30% more than the same square footage added to the first floor. You will also need to factor in 10 to 20% for professional fees. This includes your architect, structural engineer, site surveyor, energy consultant, soils report and other consultants. Midway through the design process, we recommend reaching out to a contractor for a gut check on construction costs. It's good to know whether you are within your budget before finalizing structural engineering and permits. The more developed your plans are, the more accurate a construction estimate will be. Knowing whether a second story is within your budget is a bit of a Catch-22, and the only way to get a reasonably accurate estimate is to have schematic plans prepared for review by a contractor.
6. Will I Need to Move Out During Construction?
As much as you may want to watch your home transform around you and save money by staying in your home, it's likely that you'll need to move out during most of the construction. Not only will the roof be removed, but the ceiling in the area of work will be gone as well. Even after the second story is framed, it may not be possible to move back in as noise, dust, and other factors may prevent you from doing so. This, of course, can be challenging and inconvenient. Save yourself some stress down the line and make a plan now to incorporate the cost of temporary housing into your overall budget. Consider it an adventure!
7. How Will the Addition Blend with the Rest of My Home?
It's important to consider the curb appeal of your home. Pay attention to the details like the architectural style, rooflines, windows, and exterior finishes when drawing up plans. Many second story additions look better when stepped back from the front and sides of the existing home. This provides relief from the increased height of the house and walls. Variation in depth is also important. You don't want one flat surface extending across the length of your facade. Your architect will help ensure that both function and aesthetics are beautifully and creatively respected in the design of your home addition.
8. Will This Improve My Home’s Resale Value?
While a second story can surely add significant space and value, it’s important to consider and understand your neighborhood market. It may be helpful to consult with a real estate agent regarding the current and future realities of your neighborhood homes. The increased investment may not see an immediate return. Ask yourself if you will be in the house long enough to not only benefit from the quality-of-life improvement, but the investment as well. It's also important to take a look around your neighborhood. Are large additions, specifically second story additions, common on your street? Would a second story make your home the most expensive on the block? Your home may be beautiful and the envy of your neighbors, but will it fit the neighborhood? Future buyers will likely consider their context when selecting a home, so be mindful that the aesthetic and size works in the greater fabric of your area.
9. Who Will Manage the Project?
Selecting the right team is an important part of the process. You’ll want to ensure that whomever you hire is well-versed in second story additions and are experienced in handling unforeseen obstacles, delays, expenses, etc. Do you like the idea of hiring one firm that will handle every step of the way, including design, permitting, and construction? Or, would you prefer to hire an architect and then have the ability to get competitive bids from multiple contractors once the plans are done? There’s no “right way” to do it, but make sure it’s the way YOU feel most comfortable and confident.
While this may feel like a long list to consider, an experienced architect can help educate you on the journey. It’s a major undertaking and therefore important to ask questions now and take the time to meditate on your goals. A second story addition can be an amazing enhancement of your lifestyle and home’s value!