Licensed general contractor. Insured. Fixed written estimates. Permits pulled under our own license.
What a second story addition includes
A second story addition is the most structurally involved remodel a house can get: the existing foundation and walls have to carry a new floor, the roof comes off and goes back on higher, and every system is extended upstairs. We manage the engineering, permits and construction as one project and plan the sequence so the house is weather-tight as fast as possible.
Types of second story additions
- Full second story over the whole footprint: two to four bedrooms, bathrooms, a laundry room.
- Partial second story over the garage or one wing: a primary suite or a home office.
- Pop-top primary suite with bedroom, bathroom and walk-in closet.
- Attic conversion where roof pitch allows, with dormers for headroom.
What we check first
- Foundation type and condition: slab, raised, and whether footings need widening
- Existing framing, shear walls and seismic tie-downs
- Roof structure and how the new floor system will bear
- Electrical panel capacity and plumbing stack locations
- Zoning height limits and hillside or historic overlays
How the job runs
- Site visit and structural evaluation, then plans and engineering.
- Permits through LADBS or your city's building department; corrections handled by us.
- Foundation reinforcement and interior shear work if the engineer calls for it.
- Roof removal, floor system, framing of the new level and a new roof, weather-tight quickly.
- Stairs, plumbing, electrical and HVAC rough-in with inspections.
- Insulation, drywall, bathrooms, flooring, paint, trim and final inspection.
Can you live in the house during a second story addition?
Sometimes, if we phase it and you accept noise, dust and a defined window with the roof open. Many clients move out for the roof-removal and framing phase and return once the new floor is dried in. We give you a dated plan so you can decide.
Related remodeling services
- Room Additions
- Detached ADU Construction
- Primary Bathroom Suite Remodel
- Whole Home Renovation
- Electrical Repairs & Upgrades
- Kitchen Remodeling
Where we build this in Los Angeles
Sherman Oaks, Studio City, Encino, Woodland Hills, Burbank, Culver City, Santa Monica, Winnetka and across the San Fernando Valley and the Westside.
Planning guides
What is included in this service
- Structural evaluation of foundation, framing and roof
- Plans and structural engineering
- LADBS or city permit submission and plan-check corrections
- Foundation reinforcement and shear wall work as engineered
- Roof removal, new floor system, framing and new roof
- Temporary weather protection during framing
- Stairs, windows, exterior finish matched to the house
- Plumbing, electrical and HVAC extended to the new floor
- Insulation, drywall, flooring, paint, trim and doors
- Bathrooms and closets as designed
- All inspections through final
- Final clean and punch-list walkthrough
Frequently asked questions
Can my house support a second story?
Many post-war LA homes can with foundation and shear reinforcement. Our engineer reviews the existing structure before you commit to plans.
How long does a second story addition take?
Typically 8-12 weeks for plans, engineering and permits, then 4-6 months of construction.
Do I need a permit?
Yes, always. A second story changes the structure and height of the house and is fully permitted and inspected.
Will the addition match the existing house?
Yes. We match roof lines, stucco or siding, window styles and trim so the house reads as one design.
Is a second story or a detached ADU better for my lot?
If you need more space in the main house and want to keep the yard, a second story. If you want a separate rentable unit, an ADU. We can price both.
Do you handle hillside properties?
Yes. Hillside lots add grading and structural review; we plan for it up front.
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