Second Floor Additions, Up or Out?

When people think about additions to their home, we are often asked “Is it better to build up or out, and which one is most cost effective?”

We are often asked is it better to go up… or out? And which is more cost effective?

Up or Out? The answer really depends upon the goals of the addition, style of the house, access to the new space and the land around the existing home. However, I will say that in the many in-town homes that we have worked on, “up” is most often the way to go. Building up  maintains the yard around the home which is a premium in-town. Also if designed correctly, provides enhanced curb appeal from the street which adds to the value of the home and provides a better resale price.

Which is more cost effective? It is interesting that in the projects where we concepted both an up and alternatively an out plan, the up was often a bit more cost effective. The trick here is the design and placement of the stairs. If the stairs can be worked out, without having to reverse the basement stairs, and moving too many walls, then up saves the cost of the foundations and landscape disturbance. Keep in mind that most second story additions require the reframing of the old ceiling joists to allow for floor loads. This we like to do with a separate 10” floor joist system that we nestle in between the old ceiling rafters (this is called sistering). This allows for a separate diaphragm system for ceiling & floor joists and thus increases the sound proofing, minimizes the potential of plaster cracks in the old ceilings, and reduces the overall addition height. All good things, but in the end the construction costs of going up are close to, but maybe a tick less than, going out.

Many of our past projects can be seen on our website at…http://homerebuilders.com/ga/atlanta/custom-home-remodeling/gallery