Adding a storey.... real costs?

fruge wrote: ↑Just finishing my second story addition. Original bungalow was 1000 square feet. Did most of the work myself. So far, I've sunk $165k using high end materials and building way above code. Note, that I had to cash in quite a few favors on the materials plus work 50 - 70 hours a week on the house in addition to my full time job. If you are planning to do it yourself, be prepared for this. Before you start, get a set of drawings from and then start pricing out the materials and any trades you would need.
All the best.

valuemortgage wrote: ↑Hey folks. Im trying to get some feedback from those who have done this type of addition to their properties. I just purchased a bungalow in Toronto and it has about 1200 sf of living area. While this is perfectly suitable for my needs (only 2 adults and 1 dog), we will do extensive renovations using the existing footprint, just to modernize it. While planning on that, it occurred to me that we could try and get an idea about the real cost to add a 2nd floor, and see how that would benefit us both in terms of living space but also as an investment.
Im quite experienced with extensive renos (just finished renovating my current place, 2000sf, and spent around $100k) but I have never taken such a major project.

Yes - I understand that the cost to do so will vary a lot based on the quality of the finishes, layout, condition of the current structure, etc. That is why I would love to hear from people who have added a 2nd floor in their houses, to get a glimpse of the actual costs, knowing that my own selections will affect the bottom line.

Lot size is about 48' X 122'. Current structure is livable (well.. a trip back to the 60's....) and has 3 bedrooms, 1 bathroom, a large "L" shape living room and kitchen.

Can anyone chime in?

bubbamchpee wrote: ↑Did you have to pay a structural engineer?

Also, did you look into these guys: Modular Homes? Apparently, they can add to your bungalow like lego pieces.

joongpark wrote: ↑I have 1300 sq/ft bungalow in Toronto. Quote that I got was 280K BUT that does not include main floor renovation. Another 80-100K is need to make it look like it's proper 2 story house not bungalow with rooms thrown on top...Realistically it will cost 400K-450K. That's why you don't see a lot of additions in my area as if you add another 150K+200K, you can get a brand new house that's 3000 sq/ft rather than 2600 sq/ft house on old structure.

koffey wrote: ↑I looked into modular.ca when I was entertaining the idea of adding a second floor. I didn't have a good experience with them at all. You have to visit their location to talk to someone and you need a minimum sqft to work with. I believe they will not look at any projects under 800sqft. After your initial consultation where you have to bring existing photos of your home, the entire area, they just do a lot of talking. Once it's time you hear back, you need to pay them a percentage in order to view the plans. It's pretty tough. I would expect to see a rough draft before committing to anything.



Likewise. I was quoted at minimum $100k for a main level blow out and $250k for upper level. This excluded any cost of development/construction borrowing, permits, exterior finish, etc... Not to mention, this also did not include finishing of the basement. Not under pinning, just frame and drywall/tape/mud/paint. Much easier to find another home unless you need to be in this home, in this area and it's the cheaper option. I was also looking at 4-6 months of rent with a timeline of 8 months from start to finish. Too much money and stress. No thanks.

joongpark wrote: ↑I think Exterior was extra as well so more $$$. Problem is 450K for addition, 800K for rebuild, move to 2 story house for around 1.8 Mil for beat up 35+ old house or buy newly built for 2.3Mil. 450K renovation seems very attractive. I am waiting for couple of years to see if we can sever the lot to build 2 houses and sell one to re-coup some of the cost. lot is 67 X 120 so it's possible in the future as city is talking about allowing higher density in the area.

fruge wrote: ↑Just finishing my second story addition. Original bungalow was 1000 square feet. Did most of the work myself. So far, I've sunk $165k using high end materials and building way above code. Note, that I had to cash in quite a few favors on the materials plus work 50 - 70 hours a week on the house in addition to my full time job. If you are planning to do it yourself, be prepared for this. Before you start, get a set of drawings from and then start pricing out the materials and any trades you would need.
All the best.

fruge wrote: ↑Yes, it includes the main floor and basement (basic drywall/floor). As I mentioned, I did call in owed favours to lower the cost of materials.

fruge wrote: ↑No, it's a good estimate for th OK who wants to do it on his own. As I mentioned in my original post, I build above code and got prices based on just code. Ie.where it called for osb, plywood was used, 3/4 or 1", 12" blocks as opposed to 8", 5/8 drywall as opposed to 1/2, galvanized tri ties instead of brick ties, and the list goes on. I negotiated prices based on code materials and used cash where I could. The mark up on materials is pretty high, so you'll be surprised at what a little negotiating can get you.

To figure out if it helps you or not, create a list of what you need or get a set of drawings done and start pricing it out. Call a few builders and you'll see these figures are not unreasonable - everything above it is labour cost and their profit.

Not trying to rub anything in my hands are too raw working all these hours.

joongpark wrote: ↑This is my actual cost from my quote. It was 5 years ago so you will need to add 20%+ for higher cost in material + labour.

Phase #1 Addition of second floor: 1500sq/ft (3 Bdrm + 2 bathrm) Including demo of roof, permits, drawing..etc. $180000
Phase #2 Finishing of second floor: Finishing of Exterior wall, plumbing, electrical, drywall, HVAC, Fixtures, Finishes to standard. $40000
Phase #3 Renovation of first floor: Removal of all walls (inc. load) on main floor, adding 1 ft to ceiling, finishing open floor plan, update all windows, New Kitchen: $120000
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There were a lot of things that I was given option to get my own to save money. It was total of around $240000. Would have ended up costing more as I would have opted for better finished Kitchen & Appliances, better windows, better fixtures and tiles in the bathroom. It would have cost around $280000 in the end. But that was 5, 6 years ago. I would be looking at $340000 at the low end right now for full outsourcing.

P.S. Cost included 25% GCF (General Contractor Fee).