Home prices have hit an all-time high in Los Angeles and Southern California. This rise has seen many homeowners in Southern California choose to stay put and do home renovations to improve their quality of life at home rather than move. Some homeowners are even adding space to their homes as an alternative to upgrading to a larger home. In this article, we’ll focus on building a second story addition in Los Angeles.
Here at GreatBuildz, a free service that personally matches homeowners in Los Angeles, Orange County, Ventura & San Diego with reliable general contractors, we talk to homeowners every day about second story addition projects and costs – here are some key points to know.
Understanding Second-Level Home Additions
Second story home additions are a smart and popular way to use your existing home structure to create more living space. With this addition, you won’t have to worry about losing any of your outdoor yard space. You also won’t need to go through the daunting processes of selling, buying a new home, and moving to a new environment.
Second story home additions add a full or partial additional level to your home. Often, they involve removing the roof, building new space, and installing a new roof over it. But in some cases, the builder can expand the upper level out across an existing one-story section, like a porch or flat-roof garage. Whichever way you prefer, it is always a good idea to let an expert second-story builder handle the work. Done right, the addition can completely transform your space into your dream home.
Cost of Adding a Second Story in Los Angeles
The cost of a second story addition in Los Angeles varies based on a range of factors, including space, labor, layout and design, materials, etc. but on average, it can cost anywhere between $300 and $500 per square foot, with the very high end at $700 per square foot. $300 per square foot is likely the lowest estimate you’ll get in Southern California, which works out to about $210,000 for a 700 square foot second-story. But you may spend up to $350,000 or even more depending on the factors mentioned above.
Other cost factors include:
- Terrain –You’ll pay more for hillside renovations as they are generally more challenging to access.
- Adding a bathroom, which can range between $30,000 and $50,000
- Whether or not the existing house is on a slab foundation determines how difficult it will be to run new plumbing.
- Whether or not you’ll need to upgrade your electrical panel to accommodate new electric needs.
- Cost of staying in your temporary home during the renovation.
- Whether or not you’ll need to re-roof the entire home
Every home is unique, so there’s no easy way to know exactly how much the second-story addition would cost. It’s, therefore, a good idea to get estimates from several general contractors to understand how much the project would cost. Have each contractor break down their bid into all the different elements to make it easier to compare the cost of each item of the estimate. You might also want to start by interviewing a few architects to design the second story addition plans.
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How Long Does It Take to Build a Second Story Addition in Los Angeles?
The duration varies based on foundation work needs, material timing, permitting, weather, and change orders. Location, terrain, and the state of the first floor also weigh in. But overall, a full second story addition takes anywhere between 6 and 9 months. A partial one may run for 3-5 months.
Remodeling produces lots of dust and noise, so most homeowners prefer moving out during construction. If you’re planning to move out too, find out how long the construction will take. Your second-story contractor should have a rough idea about this. However, if it’s a partial second-story project and the work area can be sealed off, then you might stay in your home.
Things to Consider When Planning on Adding a Second Story in Los Angeles
Securing a Permit for a Second Story Addition
Most second-story additions involve adding an extra bedroom and bathroom. So your building permit will include a plumbing, electrical, and mechanical permit. Note that permit approval takes time, and the length varies from city to city. For instance, in the City of Los Angeles, second-story addition permit approval takes up to 12 weeks. But you can pay an expeditor to speed things up. As your architect will know, the second story addition must conform to the Building Energy Efficiency Standards – Title 24, which reduces wasteful and unnecessary energy use in new buildings.
Understanding Zoning Rules
Zoning laws vary from area to area. So you need to check if the second-story addition aligns with the zoning laws in your neighborhood. Recently, some counties have passed measures to protect against ‘mansionization’ to prevent architectural designs that don’t match those of the original homes in the area. So, it’s always important to be aware of these and other issues like powerline clearance. If you’re in a Historic Preservation Overlay Zone (HPOZ), know that your proposed remodel will be under scrutiny. Your architect should be well versed in these guidelines and restrictions assuming they regularly design plans in your area.
Don’t forget to consider height restrictions and whether your proposed changes will block your neighbor’s view. LA has height restrictions for pitched roofs and flat-roofed homes, respectively. Double-check with the local building department to ensure they’ll clear your project so you don’t end up running afoul of some zoning laws.
How to Plan Your Second Story Addition in Los Angeles
Find an Experienced Engineer/Architect
You need an experienced architect who can integrate your ideas into a plan that’s safe, functional, and will be approved by the LA building department. A professional architect understands structural codes and will work with the general contractor to get the project done right the first time. They will also help you create the right design for you.
Don’t forget about the first floor. If your home is one-story and you want to add a level, a major consideration is where to put the stairs. Your original one level layout certainly doesn’t have an obvious place to add a stairway. This is where an architect comes in. They will have to work with you to redesign your first level floor plan to incorporate a stairway. You may end up losing a bedroom or living area downstairs in order to accommodate a stairway, and you can then replace this space on the second floor. Some people adding a second story to their home decide it’s a good opportunity to redesign parts of the first floor layout as well. While the house is in a major remodel, it’s the perfect time to create that redesigned kitchen or master bath, etc.
Utilities May Need an Upgrade
Since you’re increasing your home’s square footage, you’ll need to upgrade things like electrical panels and plumbing. The room will also need ventilation, so you may need to upgrade or re-route your HVAC.
Modification of Foundation
Expect to have some foundation modifications during the remodeling. The second story places more stress on the first floor and will almost always need reinforcement.
Finding the Right Company to Work With When Adding a Second Story Addition in Los Angeles
This is perhaps the most important decision you’ll make. Adding a second story in Los Angeles is no handyman project. It requires skills and experience. Therefore, it’s in your best interest to work with a company that has experience taking on projects of this magnitude. Take time to read through the company’s reviews and testimonials, and analyze their portfolio, reputation, and number of years in business.
When it comes to planning and coordinating a second story addition for your home, you shouldn’t have to go it alone – GreatBuildz can help simplify your contractor search. GreatBuildz is a free service that connects homeowners in Los Angeles, Orange County, Ventura & San Diego with reliable, thoroughly screened general contractors and provides project support from start to finish.
Call now (818.317.3567) to chat with our local team about your next renovation project or visit our website for more information: www.greatbuildz.com
