At least once or twice a year we build a structure on top of an existing first floor, a garage, or garage and adjacent room. There are several advantages to this type of construction. First, the existing "footprint" of the house is unaffected, so it is a good approach if setbacks to property lines would be an issue with adding onto the sides or rear of the structure. Second, no costs are needed for excavation and masonry work.
There are several potential factors to be considered when planning this type of addition:
Will the existing heating/air conditioning system service the addition, or will a separate heating/air conditioning system be needed?
Can the traffic pattern into the existing house be worked out?
If a bathroom is planned as part of the structure, can the water pipes and drains be protected from freezing?
For a complete review of your second story addition, we can refer you to one of our architects to evaluate your particular situation.
Over the Top, Second Story Additions
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This project featured expansion of the second floor of this home by approximately six feet to provide more bedroom and bathroom space and to add aesthetic features, including false dormers.
The red line indicates the amount of added space, allowing a double walk-in closet, room for a larger king-size bed, and expanded windows for more light and ventilation.
The expansion also allowed creation of a second floor laundry room a very popular feature!
This project was the addition of a completely new second story over an existing home. The homeowners also elected to stay in their home during construction, a challenge successfully met by hard work by our staff and trade partners, a well-designed plan by architect Tom Doughty, and helpful input from the owners during planning and construction. Work began the day after Labor Day 2007, and the second story structure was installed, weather-tight, in four working days. Total construction time was forty-three working days.
Day One - Removal of the existing roof.
Day Two - The second floor deck is leveled and built. Plumbers and heating/AC contractor run necessary lines before sub-floor is laid.
Day Three - All exterior walls framed and set in place.
Day Four - Trusses set, and roof sheeted and shingled. The door opening is a temporary lengthening of a future window, and was used for access to the work area to keep dust and debris out of the lower level during the majority of construction.
A powerlift chair provides access to the new second floor addition for anyone needing help climbing stairs.
A Universal Design shower includes a seat and waist-level controls.
The completed second story addition, front view.
The completed second story addition, rear view. Note extension of fireplace flue.
This project consisted of adding a master bedroom with walk-in closet, master bathroom, and an office above an existing garage. At the same time, the existing family room and a screened-in porch were combined into a new family room.
The front exterior of the completed structure
The rear exterior of the completed structure
The new enlarged family room. The flat ceiling of the original family room was retained, and a cathedral ceiling was added over the original porch. The red lines on the photos show the boundary between the two.
Architect: Tom Doughty
A two-bedroom addition extending approximately halfway across the garage.
Architect: Tom Doughty
Addition of a master bedroom and bath over an existing family room and garage.
Architect: Art Renauto
One of our clients asked our architect to design a master bedroom/master bathroom suite, utilizing the space over their existing garage. The result is both functionally and aesthetically pleasing!
The architect incorporated a dormer to help blend the addition into the lines of the existing house.
The focal point of the bedroom is a fireplace with tile surround. Besides being decorative, the fireplace is rated as a wall furnace and heats the entire structure. The room is loaded with toys, including a plasma screen TV and a state-of-the-art stereo system. [Fireplace tile design and installation by Charles Evensky]
Skylights and a vaulted ceiling create an airy atmosphere around the bed and dressing area. The door (left) leads to a large walk-in closet.
This spacious master bath suite adjoins the bedroom and features a Jacuzzi tub, steam shower and large dressing area.
If an existing air conditioning system cannot be piped to the structure, often a wall-mounted air conditioner can be employed, usually integrated with a cabinet for visual esthetics.
An example of adding a master bedroom suite over an existing family room.
Beginning demolition of the existing roof.
Architect: Art Renauto
This two-bedroom addition was built over the existing garage and features its own separate heating and air conditioning system. Note how the homeowner has utilized the sloping ceilings to enhance furniture placement.
An example of working with an expansion over an existing garage. The roof over the garage has been removed, a master bedroom suite added, and a third bay added to the garage with storage space above.
Another master bedroom/bath added above an existing garage.