How Much Does It Cost to Add a Second Story in 2024?
Typical Range:
$65,000 - $600,000
Cost data is based on research by HomeAdvisor.
Updated September 24, 2024
Reviewed by Robert Tschudi, Expert Home Building and Remodeling Contributor.Written by HomeAdvisor.
Highlights
The cost to add a second story ranges from $65,000 to $600,000, with most homeowners paying an average of $200,000.
The addition size, material requirements, quality of finishings, permits, and cost of temporary housing all impact the total price.
Most home foundations require repair, reinforcement, or replacement to accommodate the additional square footage.
A full addition involves complete roof removal, whereas a partial addition usually only involves minor modifications.
General contractors typically charge 10% to 20% of the total cost to manage the project.
The cost to add a second story to a house ranges from $65,000 to $600,000, with most paying an average of $200,000. The total price depends on the addition size, materials, and quality of finishes. Most projects average $100 to $300 per square foot. However, using high-end materials can increase costs to $500 per square foot.
Average Second Story Addition Cost
| Average Cost | High Cost | Low Cost |
|---|---|---|
| $200,000 | $600,000 | $65,000 |
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Cost Factors for Adding a Second Story
Various factors, including the addition size, materials, quality of finishes, and foundation work required, impact the total cost of adding a second story to your home.
Size and Shape
The total cost of adding a second-story addition depends greatly on the size and shape of your home. Most projects range from $100 to $300 per square foot. However, using high-end materials can raise the cost to as much as $500 per square foot. Costs may also increase if your home is irregularly shaped.
The more square footage you add, the more your costs increase. A full addition to a standard 1,500-square-foot home ranges from $150,000 to $450,000, whereas a partial addition costs between $50,000 and $150,000.
| Square Footage | Average Cost Range |
|---|---|
| 800 | $80,000–$240,000 |
| 1,000 | $100,000–$300,000 |
| 1,200 | $120,000–$360,000 |
| 1,500 | $150,000–$450,000 |
Materials
Materials account for nearly two-thirds of the cost of building a second story. The type, quality, and amount of materials required determine the total price. Your location also affects the cost of materials, with varying roofing, framing, and insulation requirements depending on your climate.
| Material | Average Cost |
|---|---|
| Lumber | $33,000 |
| Flooring | $0.50–$15 per sq. ft. |
| Framing | $3–$6 per sq. ft. |
| Insulation | $0.50–$5 per sq. ft. |
| Paint | $1–$4 per sq. ft. |
| Roofing | $3–$7 per sq. ft. |
| Siding | $4–$13 per sq. ft. |
| Drywall | $0.40–$0.65 per sq. ft. |
| Lights | $70–$300 per fixture |
| Windows | $150–$650 per window |
| Doors | $40–$50 per door |
| Gutters | $5–$15 per linear foot |
Finishing Quality
The quality of finishes, such as doors, windows, flooring, and countertops, chosen for the project significantly impacts the total cost. High-quality materials, such as stone siding, marble countertops, or hardwood floors, increase costs. Opt for cost-effective options like vinyl siding, laminate countertops, or engineered hardwood flooring to keep the total down.
Foundation Work
One-story homes often don’t have a strong enough foundation to support a second-floor addition. Depending on the current structure, you’ll need to hire a contractor to reinforce, repair, or replace the foundation. Reinforcement and repair range between $2,000 and $20,000, while a complete foundation replacement costs between $20,000 and $100,000.
Full vs. Partial Addition
Expect to pay between $100,000 and $600,000 for a full second-story addition to your home. A full addition is a large project that involves removing the entire roof and repairing the foundation to accommodate the additional square footage. You’ll also spend more on labor and materials like windows, roofing, and insulation.
A partial second-story addition covers only one portion of the house, leaving more of the original structure intact. Depending on the size and complexity, partial additions range between $100,000 and $300,000.
Additional Second Story Addition Cost Factors
In addition to the above factors, it’s important to consider the cost of labor, permits, clean-up, and temporary accommodation when budgeting for a second-story addition.
Labor
To complete a large remodeling job, like adding a second story, you’ll need to hire an architect to design the addition and create the necessary blueprints. Rather than providing an hourly rate, architects often charge an initial fee of 5% to 20% of the total project cost. The cost to draw blueprints is an additional $800 to $2,700.
Once the architect has drawn up the initial designs, a structural engineer can evaluate them and ensure your home has the structure to support the new addition. The average cost to hire a structural engineer ranges from $300 to $800.
Once the blueprints and structural design are approved, a construction manager can oversee the process. Construction managers often charge a fee of 10% to 20% of the total project cost. Their fee typically covers the cost of design, budgeting, permits, and hiring subcontractors such as electricians, carpenters, and HVAC specialists.
Often, your construction manager will coordinate the cost of required subcontractors and provide a complete labor estimate for the project.
| Contractor | Cost per Hour |
|---|---|
| Plumber | $45–$150 |
| Electrician | $60–$130 |
| HVAC Specialist | $100–$250 |
| Roofer | $40–$60 |
| Painter | $20–$50 |
Permits
You’ll need a building permit to add a second story to your home. The average cost for a building permit ranges from $1,000 to $2,000, depending on the project complexity and your location. If your local municipality turns down the permit, you may have to pay for legal assistance to help approve it.
Post-Construction Cleaning
After constructing a second story, a large amount of dust, debris, and dirt remains in and around the home. While contractors may do a rough cleaning of the space, you’ll likely want to hire a professional cleaner to make it move-in ready. The average cost for post-construction cleaning ranges from $300 to $700, depending on the amount of work required.
Temporary Housing
It’s often unsafe to stay in your home while the second story is being built, so you’ll need to find temporary housing. Depending on the project's complexity, you may need accommodations for two to 12 months. Prices vary depending on your location and the type of housing. Many homeowners opt for a short-term rental, an extended-stay hotel, or a mobile home.
Does Adding a Second Story Increase Home Value?
Adding a second story significantly increases the value of your home. The exact amount depends on your location, home design, and local housing market. Prospective buyers are often willing to pay more for a home with increased square footage and living space. A second story can also boost the market value because buyers have the opportunity to rent out rooms within the house.
Budgeting for Adding a Second Story
Adding a second story to your home is a sizable project that can add up quickly. To make your project as cost-effective as possible, consider the following tips:
Do a partial addition rather than a full addition to reduce the cost of labor and materials.
Choose budget-friendly finishes and fixtures.
Dispose of debris yourself to reduce labor costs.
Complete the post-construction clean-up on your own.
Avoid paying for temporary housing by finding a friend or family member to stay with while your home is under construction.
Compare quotes from local home addition builders to find the most cost-effective option in your area.
How HomeAdvisor Gets Its Cost Data
No place is more important than your home, which is why HomeAdvisor connects homeowners with local pros to transform their houses into homes they love. To help homeowners prepare for their next project, HomeAdvisor provides readers with accurate cost data and follows strict editorial guidelines. After a project is complete, we survey real customers about the costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
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FAQs
Is it worth it to add a second story?
Many homeowners find adding a second story a worthwhile investment. It significantly increases their home's value and provides more living space to enjoy. It’s especially beneficial for homeowners with a limited lot size who want to add square footage without building out.
How long does it take to build a second-story addition?
The time required to build a second story depends on the size and complexity of the project. While most additions are completed within two to six months, some larger or more intricate designs may take up to a year. The permitting process, weather conditions, and material availability also affect the timeline.
Is it better to build up or out?
Your budget, location, and lot size will determine if it’s best to build up or out. If you live on a lot with limited space, building up allows you to add square footage without taking up additional ground space. Building out is often best if you live in an area with zoning restrictions or want to live in your home while it’s under construction.
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