Expanding a One-Story House: Build a Second Story or a First-Floor Addition?

seamless integration, the design needs to be compatible with the existing architecture. When an addition looks like an addition, it’s often a sign that it was done by a contractor and not an architect, says Fernando Pages Ruiz, president of Nebraska-based Brighton Construction and author of Affordable Remodel: How to Get Custom Results on any Budget (The Taunton Press, 2007). That wasn’t an issue for the Butlers who say their second-story addition is barely visible. “You can’t tell we went up,” says Beth. Because the added story is off to the rear and shrouded in palm trees, it’s “very deceiving. It didn’t change the look of the front of the house. It still looks like a ranch.” Planning an expansion forces you to consider a myriad of issues, not the least of which is how well you can tolerate living through the construction. When expanding out, the existing home is largely left intact. But if you pop the top and add a second floor, you can count on more disruptions, a factor that may come into play in your decision. Ceilings need to be constructed, walls need to be rebuilt. Crews are breaking into the existing structure, which means your home—and your family—need to be well protected from the elements. According to Ruiz, a good licensed contractor can handle any type of expansion project, but if you’re adding a second floor, you need to make sure he has a reputation for quality control. “It’s not a question of whether he can handle the structure and framing, but if he can handle protecting the structure adequately and provide for the family’s comfort, well-being and safety,” Ruiz says. “You really don’t want a sloppy job if you’re exposing the interior of your home to the elements.” Cost Considerations Adding a second story typically costs less than expanding the footprint of your home. That’s because one of the most expensive components in housing construction is the foundation, says Ruiz. Blowing out the ground level means more foundation is needed and that runs up the budget. “If you can take advantage of the existing foundation, you can save quite a bit of money,” he says. The other major expense is the roof. A 1,600-square-foot roof on a ranch, for instance, requires only about 800 square feet of roof on a two-story Colonial. The Languilles knew the budget numbers were not in their favor when they made their decision to keep their home a single level. “The functionality was the higher priority,” says Julie. “We just wanted the space to work really well for us.” Determining which way to expand is one of the biggest questions a space-deprived homeowner will ever face. But when lifestyle, aesthetics and budget are carefully considered, the answer often becomes self-evident.

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