Additions and second stories
Add room that looks as though it was always there
A room behind the house, one over the garage or a whole second floor. The drawings are done first, so the new part and the old part meet cleanly.
Where the new roof meets the old one, where the stair lands and how the air conditioning reaches the new room are drawn before they are built.
Included in the scope
Survey of the existing structure and foundation
Design that matches roof pitch, eaves and windows
Structural engineering for new loads
Foundation work, framing, roofing and weatherproofing
Extended air conditioning, electrical and plumbing
Interior finishes and a tie-in to the existing house
What changes the price
What moves the cost on this kind of job
No figure here, because the same room costs very different amounts in different houses. The binder puts a number on yours.
Up or out
A second story adds living area without using the lot. An addition behind or beside the house keeps the roof but takes yard and trees.
The existing foundation
A second story may need the foundation strengthened first. The survey and an engineer decide, before the budget is set.
The air conditioning
A bigger house in a hot climate may need a bigger system, or a second one. We size it with the drawings.
Lot limits
Setbacks, height and impervious cover decide how much can be added, and where.
How it goes
The order the work happens in
- 01
Step 1: The binder and the engineer
Survey, structural review, drawings and the maximum price.
- 02
Step 2: Permits
Plans go to the City of Austin, and we answer review comments.
- 03
Step 3: Foundation and framing
The new structure goes up, and the house is protected while the roof is open.
- 04
Step 4: Roof and weather-tight
The roof is closed before interior work begins.
- 05
Step 5: Systems and finishes
Rough-in, inspection, insulation, drywall, trim and paint.
- 06
Step 6: The tie-in and the walk-through
The new rooms meet the old ones, and we walk both with you.
Permits and rules
Permits and rules for an addition
An addition needs a residential building permit, and it is reviewed against the lot's height, setback and impervious-cover limits. Some lots add a review for protected trees.
We check the lot before the design starts, so you hear early if the room you want won't fit. We don't promise a review time, since it changes from month to month.
Examples
Sample work of this kind
Sample photos.
Questions
Questions about this kind of project
Can my house take a second story?
It depends on the foundation and the framing below. The survey and a structural engineer answer it in the binder phase, before you commit to a build.
Will the addition match the house?
That is a design question. We draw the roof pitch, the eaves and the window proportions to the existing house, and show you before it is built.
How long will we be without part of the house?
It depends on where the addition joins. The schedule in your binder shows which rooms are affected, week by week.
Will you need more than one permit?
Usually. The building permit comes with separate electrical, plumbing and mechanical permits, which our trade partners pull.
Thinking about more room?
Tell us what the house has and what you need. We will say whether a second story, an addition or a different plan fits the lot.