Where does second storey additions fit your project?
Pick the closest match. Each one shows how we handle that kind of job, then you can go deeper or book a visit.
For homeowners: Second Storey Additions
Planned from the first drawing to handover, with one lead for the design, permits and trades.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For growing families: Second Storey Additions
Planned so the house works for the family during the build and after it.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For investors: Second Storey Additions
Planned around the zoning, the rental plan and the budget, with the scope agreed in writing.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For commercial owners: Second Storey Additions
Built to the commercial code, with the schedule set around the business.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For developers and builders: Second Storey Additions
Scheduled and priced against the drawings, with one team across the site.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
Second Storey Additions
Add a full floor to your home, planned around the structure, the permits and the family living in the house.
What it is
A second storey addition adds a full floor to a home. It is a larger project than a single-storey extension, because the existing structure has to carry the new load and the roof has to be reworked.
We plan the structure, the permits and the staging so you know how the house will work during the build.
How it works
- Assess the structureWe check the foundation, walls and framing to see what the existing house can carry.
- Design and permitsDrawings and permit applications are prepared, with engineering where needed.
- Build in stagesThe structure, roof and interior are built in a planned order, with the trades coordinated under one lead.
- HandoverA final walkthrough, the documents and a plan for the systems in the new floor.
What we look at
Full floor
The whole footprint of the house, sized to the lot and the zoning.
Partial floor
A smaller addition over part of the house, often a primary suite.
Decision 1: Where second storey addition is used
A second storey addition adds a full or partial floor to a house. It suits homes with a sound foundation, enough lot coverage and a structure that can take the load.
| Home | Typical addition | What matters most |
|---|---|---|
| Bungalow | Full second floor | Foundation and roof |
| Two-storey home | Primary suite over a garage or wing | Load and connection |
| Semi or townhome | Limited by the shared wall | Zoning and the neighbour |
Our pick: Assess the foundation before the design. The foundation sets how much load the house can take.
Decision 2: Structural assessment
The foundation, walls and framing are checked for the load of a new floor. Reinforcement is designed where the existing structure cannot take the load.
| Element | Check |
|---|---|
| Foundation | Capacity for the new load |
| Walls | Load path and reinforcement |
| Roof and framing | Design for the new floor |
Our pick: Assess the structure first. Reinforcing the foundation is far cheaper than fixing it after.
Decision 3: Design, zoning and permits
The addition is designed to the zoning, the height limit and the setbacks. The drawings and the engineering are the basis for the permit.
| Item | Check |
|---|---|
| Zoning and height | Within the by-law |
| Setbacks | Clear of the lot lines |
| Engineering | Structure designed and stamped |
Our pick: Check the zoning before the design. A height change after the drawings costs time.
Decision 4: Staging the build
The addition is built in stages: the structure, the roof, then the interior. The house is protected while the roof is open.
| Stage | What happens |
|---|---|
| Structure | Floor and walls built |
| Roof | Covered and weathertight |
| Interior | Insulation, drywall, finish |
Our pick: Get the roof on early. An open roof is the biggest risk in the build.
Decision 5: Connection to the existing house
The new floor is connected to the existing structure, the roof and the services. The connection is where most problems happen.
| Connection | Check |
|---|---|
| Floor to wall | Load path and fixings |
| Roof tie-in | Flashing and drainage |
| Services | Plumbing, electrical and HVAC extended |
Our pick: Detail the connections in the drawings. The tie-in is the detail that leaks.
Decision 6: Living in the house during the build
The build is planned so the household can stay where possible. The utilities, the access and the dust are managed through the phases.
| Item | Plan |
|---|---|
| Utilities | Kept on or moved with notice |
| Access | Protected route through the house |
| Dust | Contained at the work area |
Our pick: Plan the living arrangements before the build starts. The household is part of the project.
Decision 7: Inspections and approvals
The addition is inspected at the framing, the insulation and the final stage. Each inspection is booked before the work is covered.
| Stage | Inspection |
|---|---|
| Framing | Before the cover |
| Insulation and air barrier | Before the drywall |
| Final | On completion |
Our pick: Book each inspection before the cover goes on. It is the cheapest way to pass.
Decision 8: Handover and house file
At handover the owner gets the walkthrough, the drawings, the permit and the warranty records. The house file keeps the full record.
| Document | Use |
|---|---|
| Drawings and engineering | The addition as built |
| Permit and inspections | Proof of approval |
| Warranty records | Care and claims |
Our pick: Hand over the full house file. It is what the next owner will ask for.
Decision 9: Scope, cost and changes
The addition is priced against the drawings, and every change is priced in writing before it is built. The cost follows the structure and the finish chosen.
| Item | How it is handled |
|---|---|
| Base scope | Priced to the engineered drawings |
| Structural reinforcement | Priced once the foundation is assessed |
| Owner changes | Priced and approved in writing before work |
Our pick: Price against the drawings and approve each change in writing before it is built.
Questions
Can I live in the house during the build?
Often yes, with planning. We will talk through the staging and what the build means for daily life.
Do I need an engineer?
Usually yes, for the structure. We coordinate the engineering as part of the plan.
How long does it take?
It depends on the size and the approvals. We give you a timeline once the scope is set.
Related: Home Additions & ExtensionsCustom Homes & New BuildsKnowledge guides