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Are you living in a home of good size, but need more space? Whether it’s creating another bedroom or increasing the living area, adding onto your property can seem like a complex undertaking. Houston home additions require careful planning and due diligence. With the right general contractor in Houston to manage the approvals and remodeling process, you can realize the potential of expanding your existing home. Your contractor should also be up-to-date with the local codes and regulations. Here, Sweeten provides some guidance on points to consider.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

Make a plan with contractors and architects

Unlike smaller remodeling projects, building an addition is a complex, multi-layered project. It requires a team of qualified professionals who can help you.

A home addition is the total of a vast number of sub-projects. These projects range from design and planning to drywall work, flooring, painting, and more. Plus, these projects extend over weeks or months. There is one person who ties all of these strings together and makes it work: the general contractor.

Begin planning your project by hiring a licensed general contractor in Houston. The spring and summer are good times to start since it gives you a headstart in the queue for renovations the following year.

Building Houston home additions: Outward or upward?

Homeowners in Houston planning for home additions may raise a frequent question: Should you build outward or upward? It’s a difficult question for any area, as both have their advantages and disadvantages:

Building a ground-level addition outward

Building outward means creating an addition that is at ground level. The addition is built adjacent to the existing house. At the end of the project, the wall between the two structures is opened up. Building a ground-level addition is less complex than adding to the top of a house. Plus, it is less invasive. Homeowners typically can live in the home while the addition is built.

Houston is largely a flat, one-story house city. Generally, the area has more single-story homes than double-story homes. Older, historic neighborhoods in Houston such as The Heights, Bellaire, or West U have generously-sized lots. In an era of shrinking lots, properties like this are rare opportunities for building outward.

Another upside: one-story homes are easier to cool down. Since heat rises, it collects in the second story. As a result, two-story homes are more expensive to cool.

Building a second-story addition upward

Building upward means adding a second story to the home. This type of renovation removes the roof and adds extra structural support. Then, the second story is built. With this highly invasive project, residents usually have to vacate the home for an extended period.

If your Houston property lot is not spacious, you may want to consider building upward. This preserves your yard for pets or children or for gardening.

Permits and approvals

Permitted approvals by the City of Houston are required before and after building your addition. Building plans and fees must be submitted to the city before the building begins. Numerous corrections may be required. If approved, a building permit is issued.

However, this is not your final approval. In essence, a permit is just that: It permits you to build. Once the work is finished, the addition is inspected. If approved, a final approval is then issued.

It’s best to leave permits and approvals for large projects like home additions in the hands of contractors. These professionals know how to walk your project through the permitting process to minimize delays.

Houston home additions require a plan for extreme heat

Heat and sun are part of living in the Gulf Coast region. Be sure to consider those inevitable high temperatures.

In the summer, the sun rises in the northeast and sets in the northwest. Planning your addition with heat in mind can be as simple as orientation. If possible, orient the addition so that it does not face in the direction of the sun.

Other passive cooling methods include planting large shade trees as part of the landscaping plan. Speak with your contractor about cool roof materials coated in glass fiber and aluminum.

Your current air conditioning unit might be able to handle the increased loads of the new addition. More often, it’s a good idea to install a separate A/C unit for the addition. Mini-split air-conditioning that doesn’t require ductwork is also popular.

When you’re ready to get started on your home addition or home remodel, post your project on Sweeten. You will be connected to a vetted list of general contractors in Houston to schedule site visits. You’ll be on your way to a renovating journey and a new home.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post How To Plan a Home Addition in Houston appeared first on Sweeten.

A family increases their home’s square footage with the help of their woman-owned general contractor

• Homeowners: California couple Kirsty and David posted their Los Angeles home addition on Sweeten
• Where: Mid-City / Miracle Mile area of Los Angeles, California
• Primary renovation: A full home remodeling revamp of 1,400 square feet, plus an expansion and new exterior
• With: Sweeten general contractor
• Homeowner’s quote: “Our team was a very diverse, all-female group of professionals which I loved: our woman-owned general contractor in Los Angeles was Filipino, the project manager was Japanese, and our architect was African-American.”

Written in partnership with Sweeten homeowner Kirsty. “After” photos by Madeline Tolle for Sweeten. Stylist: Emily Bowser. 

Deciding to renovate for a forever home

David and I bought our home, a traditional English single-family home built in 1924, over 12 years ago. Over the years with our family growing, (our children, Nehemiah and Gertrude, and our dog, Boston), we knew we needed more space. We’ve been making updates room by room but realized we needed a home that would work for us long-term. 

Our location in Mid-City, close to Los Angeles’ Miracle Mile, is great. I am in advertising and David is in logistics—our jobs are both in L.A. We didn’t want to sell our house. We wanted to maximize it and create space so that we weren’t living on top of one another. Additionally, we wanted to modernize and open up the interior with smart home features. The minimalist aesthetic would complement the exterior architecture and allow us to be rid of the dated stucco.

A unique home renovation team

We’d posted our full home remodel on Sweeten, and found three Los Angeles contractors to bid. Sweeten offered us assistance in evaluating all of the GCs’ bids, and we chose our contractor.

Thanks to our construction team, we managed an entire remodel of our home in seven months. Interestingly, our team was a very diverse, all-female group of professionals which I loved: our woman-owned general contractor in Los Angeles was Filipino, the project manager was Japanese, and our architect, Susan Nwanpka Gillespie of Nwanpka Design was African-American. My husband is South African, and I’m Scottish, which completed the international connection.

The kitchen has a feeling of openness and relaxation, and we love the flowing wood element on the pitched ceiling.

A new interior and home addition in Los Angeles

In the beginning, it was easy to be overwhelmed by how big the project was. Our questions were mostly on the structural side—what could we do with an older home? Could we accomplish our vision? We wanted a Scandinavian-modern look that was contemporary with Mid-Century and industrial touches. When the architect, structural engineer, and general contractor all told us that it could be done, we found the confidence to greenlight the project.

The plan was to add square footage to the front and the back of the house. The family room, primary bedroom, and primary bath would all be enlarged. We opened up the ceiling in the open-concept kitchen which made the space seem much larger.

We would go all the way down to the house’s framing and exterior details. David and I chose 10-foot glass bi-fold doors to line the back and front of the house for indoor/outdoor living. We wanted unique windows and an incredible skylight in the kitchen. The specially-fitted wood interior doors are extra tall. Finally, the project was taking shape.

A wood aesthetic throughout

An open-plan kitchen featured prominently in our design. The custom 10-foot island, which has a three-inch honed-quartz countertop, is the centerpiece. We used matte gunmetal gray custom cabinets for the lower storage and natural wood for the upper cabinets and parts of the island. Inside the cupboards, we designed hidden cutlery and storage drawers, as well as vertical drawers, for clever European functionality. The kitchen has a feeling of openness and relaxation, and we love the flowing wood element on the pitched ceiling. For the floors, we went with hardwood in an oil finish and extended that choice throughout the home.

Another focus was on the bathrooms. We expanded the primary bath and added a powder room. I love the statement wall and the tile and the brushed-nickel faucets. We used matte white quartz on the vanity and chose a simple floating toilet. The powder room received a compact sink and vanity for the small space. I wanted all eyes to be on the geometric wallpaper in the powder room. How could they not be?

We were so happy with the custom cabinetry in the kitchen and baths that we utilized it all around our home, creating hidden storage in the family room and a vanity in the bedroom. We also installed custom rolling blinds on every window.

Our woman-owned general contractor in Los Angeles came through

Our renovation team understood our vision. They were organized, took detailed meeting notes so nothing slipped through the cracks, and kept the project on schedule. They also knew their stuff! The contractor confirmed that the fabrication and installation techniques of every worker were in line with the aesthetics of the übermodern home we wanted. This proved a critical element in our home’s finished look.

(Above) primary bedroom

We may have gone slightly over budget, but we gained enormous satisfaction. We built our dream home.

Thank you for sharing your home’s amazing transformation, Kirsty and David!

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When you’re ready to get started on your home remodel, work with Sweeten to renovate with the best general contractors.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

Renovation Materials

EXTERIOR RESOURCES: Statement white oak front entrance door: CBW Doors. 10-foot glass bi-fold doors with bronze frame: Fleetwood Windows and Doors. Aluminum frame windows in bronze: Milgard.

LIVING AREA RESOURCES: Oil finish wood flooring: Villagio Wood Floors. Blinds: The Shade Store.

KITCHEN RESOURCES: Virgo engineer wood flooring in Rustic Oak: Villagio Wood Floors. Italian white ceramic backsplash tile. Cabinets in white oak veneer panels and lacquered spraypainted panels in smoke gray: Custom. Honed quartz countertop. Sink/faucet: Kräus. Miele appliances: Miele. Ceiling paint in Whisper White on white ash wood paneling: Behr. 

PRIMARY BATHROOM RESOURCES: Smoke Gray with gray grout, 12″x24″ porcelain bathroom floor tile. White 24″x48″ porcelain bathroom wall tile. White ceramic bar pattern backsplash tile. Hardware and shower fixtures: Brizo. Kohler sink/vanity: Kohler. Wall-hung toilet: Villeroy & Boch. Freestanding tub in matte white: ADM Bathroom. Statuary porcelain shower tile in matte: Roca Tile.

POWDER ROOM RESOURCES: Virgo engineer wood flooring in Rustic Oak: Villagio Wood Floors. Freestanding Alma Gill 40″ Cement Grey vanity with porcelain sink: Alma. Jason Wu faucet and hardware: Brizo. Wall-hung toilet: Villeroy & Boch. Drop It MODERN Labyrinth removable wallpaper: West Elm. 

Updated on April 24, 2023

The post A Home Addition in Los Angeles is Now Fully Scandi-Modern appeared first on Sweeten.

We wanted more living space on the first floor because it’s where we spend most of our time as a family. We also wanted our children, who are 9, 6, and 3, to have larger bedrooms and decided to add a 250-square-foot attic dormer for that purpose. The idea was for the new space to be airy and maximize the view of beautiful trees in our backyard. Our 280-square-foot basement converted into a ping pong room for extra recreational space.

Transformation outside the kitchen

In the kitchen, the window that previously looked out on the old deck was converted to a passthrough window that now connects to the new sunroom. The kitchen countertop was extended about two feet to the end of the wall that divides the dining area and kitchen. 

Off of the kitchen, we added a 280-square-foot sunroom that includes a bathroom, pantry room, and living area. We were most excited about having a bathroom on the first floor and not having to go upstairs. The pantry provides tons of food, toy, and sports equipment storage. The new outdoor deck is off of the sunroom and is 250 square feet.

The renovation process

Our favorite part of the renovation was working with the architect and our Sweeten general contractor on the layout of the new rooms. However, the most anxiety-provoking situation was waiting for support beams to be delivered and installed. For two days we had no roof and obsessed about checking the weather to make sure it didn’t rain! 

Our Sweeten contractor had experience with all aspects of our project. He was great at giving us ideas and then executing the plan. We also shared the same taste in simple, modern, open design. He was able to deliver exactly what we envisioned. And if you need to file for city permits, our advice is to use an architect who can do that. 

It was great to have Sweeten follow up every step of the way. We knew Sweeten would be there if we experienced problems with our contractor. Luckily, we didn’t need that assistance. Our contractor’s team was excellent!

Our new house addition space makes us feel less crowded. Now, our children can grow and play without feeling like we’re being swallowed up by all of their toys.

Thank you for sharing your renovation with us!

Renovation Materials

OUTDOOR DECK RESOURCES: Yosemite TruOrganics 3G deck composite in gray: Calibamboo. Deck railing kit in Premium Somerset: Vista.

BATHROOM RESOURCES: Vintage mirror: Pottery Barn.

PAINT: Walls throughout in #OC117, Simply White; Dining room walls in #C52, Gray Owl: Benjamin Moore.

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When you’re ready to get started on your kitchen or home remodel, work with Sweeten to renovate with the best contractors.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post My Sweeten Story: A House Addition for a Family of 5 appeared first on Sweeten.

Adding a second story to your L.A. home can solve the problem of limited square footage. Knowing how to add a home addition in Los Angeles means growing families have an option of not moving into a different, bigger home. And it doesn’t impinge on your yard space! 

There’s no doubt that adding another story is a big undertaking, both financially and in terms of its timeline. It’s also likely that the renovation will force you to relocate (at least for part of the project.) But to balance that out, it can add a lot of value to your home. Also, many homeowners find it worthwhile to consider a long-wanted first-floor renovation as well. Here, we outline the ins and outs of adding a second-story addition to your home.

(Photo above) Second-story build in Los Angeles by Sweeten general contractor Cecille 

How long do second-story additions take?

• A typical second story that includes a least a bedroom and a bathroom takes at least three to five months, according to Los Angeles-based Sweeten contractor Tami. Many elements can increase that time including which county your property is located in, if it is a hillside lot, how much the first floor walls need fortifying as well as how big you want it and other design features. If the addition is extensive and complicated, a 12-month timeline is much more feasible, according to Sweeten L.A. contractor Shannon.
  
• Since some of your roof will be removed, you should start this type of project in early Spring, said Tami. This is so you can ideally have the project completed by the winter, which is the rainy season for L.A. Forest fires fueled by the Santa Ana winds—which blow October through April—can also hinder a renovation project in affected areas.
  

How much does it cost to add a second-story addition?

Expect to pay at least $100,000 for a second-story addition, Tami said. Contractor Shannon put the starting cost to add a second story at around $200 a square foot. Some Sweeten contractors in L.A. have completed second-story additions for as low as $300 a square foot, and up to $700 a square foot. 

There are two key factors that will determine your costs to add a second story:

• If it’s structurally driven: In L.A., renovating on a hillside lot will take more time and cost more money. This is especially the case for second-story additions, Shannon said. The project will require a soil engineer and a soil report to determine if any additional foundation work needs to be completed to support the addition.
  

The walls of any home, regardless of whether it sits on a flat lot or on a hillside, will also need to be assessed and most likely reinforced to support the additional story. Your first-floor ceiling which must now do double duty as your second story’s floor also needs added help. “This usually requires supporting beams and posts,” said Tami.

• If it’s client-driven: This means your tastes and what you want or need will have a big impact on your budget, according to Tami. Do you want a bathroom or even a kitchenette? Multiple bedrooms? How expensive will your finishes be? The good news is that, unlike structural elements, the client-driven aspect of your budget is all within your control.
  

Do second-story additions increase your home’s value?

• Slapping on a second story isn’t all money out. It does add value, and in some cases, a lot of value. To calculate how much you can recoup when you eventually sell your home, figure out what your second-story renovation will cost per square foot. Then, compare it to the square-foot price of homes in your area that match the size and amenities of your home once the planned renovation is completed.
  
• Another factor to consider is the cost of moving. For many growing families, a second-story addition is a remedy to finding a bigger house elsewhere. Selling a home isn’t free. Nor is moving. When you sell a home, it generally costs at least six percent of its value. Then, add to that several thousand dollars if you enlist a moving company.  For the family mentioned above, the cost to move would have been at least $50,000
  

What is the impact on your first floor?

It’s very rare that the first floor of a home will have the muscle to support a second-story addition without help. “In my experience, doing a second story involves the first story,” said Los Angeles contractor Shannon. “You can’t just pop on a second story.”

As stated earlier, the walls and ceilings of your original home will need added beams and poles to hold the extra weight. Your foundations will be examined too, especially if your lot is on a hillside. As you can tell, your first floor will be thoroughly disturbed. Because of this, many homeowners opt to renovate part of their original home by expanding kitchens, giving a bathroom a facelift, or adding new rooms. 

One necessity that homeowners often forget about is where to put the staircase, according to Shannon. Unless you’re intending to use a ladder, be prepared for the staircase to eat into some of that first-floor living space. 

Getting permits for a second-story addition renovation

The majority of second-story additions involve an additional bedroom and bathroom. That means, on top of a general building permit, your project will require electrical, plumbing, and mechanical (if you have an HVAC system). 

The length of time for permits to be approved will vary from area to area. For example, the permits required for a second-story addition can take about 12 weeks for the City of Los Angeles. Paying an expeditor can always reduce wait times. 

As with all other remodeling projects in the State of California, your second-story addition must be Title 24 compliant. Title 24 puts an energy consumption limit on your home and impacts factors like what light bulbs you use, to the efficiency of your air conditioning. 

Negotiating zoning rules for second-story additions 

For most second-story additions, zoning is not an issue, but there are some cases where it can impact your plans. Here are a few rules to look out for:

• In recent years, some L.A. counties have gone to war against mansionization, where new builds create massive, box-like houses. These ruin the look and feel of areas historically filled with quainter structures. For example, the Los Angeles City Council reduced the floor area of new homes or proposed remodels to 45 percent of the lot size, Curbed reported in 2017.
  

• If your home is in a historic preservation overlay zone (HPOZ), then any proposed changes to the outside of your building will be scrutinized. Any changes will either not be allowed to move forward or permit approvals could take a long time. A neighborhood association can also hold sway over your second-story dreams.
  

• Other factors you need to consider are height restrictions and whether you will block your neighbor’s view. This is often the case with hillside lots, said Sweeten contractor Shannon. One of her Malibu clients wanted to add a second story to a home that already had high ceilings. However, due to height restrictions—24 feet for flat-roofed homes and 28 for pitched roofs—the client couldn’t fit the second story in.
  
• Powerline clearance is also something to watch. Typically a residential structure needs to be at least 15 feet below any overhead powerlines. This might not be an issue if you’re adding a second story to your home, which is unlikely to be under powerlines. However, when it comes to another floor for your garage, this is something to watch out for.
  

If you’re dreaming of a bigger home, but you love the house you live in, consider second-story additions. The first step is to find a licensed general contractor who is up-to-date on local codes and has worked on projects with similar environmental considerations. When you’re ready to renovate, work with us to find the best contractors in Los Angeles.

Originally published on October 23, 2019

Updated on April 20, 2023

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Popular questions asked

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