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What Does a Second Story Addition Over The Storage Price?

What Does a Second Story Addition Over The Storage Price?

My spouse and I’ve two children—and primarily no privateness. Even our bed room is surrounded by the children’ rooms, which just about kills any hope I’ve at night time of… you realize what I imply. 

We longed for an area of our personal—possibly even an whole wing if our genie-in-a-bottle want was granted.

That’s when it hit us. We now have a second story over our residing space—nevertheless it doesn’t lengthen over the storage. 

  • Might we construct an over-the-garage addition and switch that right into a master bedroom? 
  • Would that be structurally potential? 
  • What wouldn’t it value?

After an extended course of, we’ve received all of the above questions answered—and I’m excited to share our findings with you.

Extra articles on actual property:

What Does a Second Story Addition Over the Storage Price?

A second-story addition above a storage will value about $200,000, relying on whether or not you need a full or extra primary, partial second-floor addition. Our estimate relies on a 450-square-foot construct at an common value of roughly $450 per sq. foot and features a bed room, rest room, and closet. (It’s going to value extra when you dwell in a high-cost space or need a bigger house.)

Right here’s a common breakdown of the fee:

  • Permits/insurance coverage/dumpsters/porta-potty: $7,000
  • Framing Construction: $60,000
  • Roof/siding: $42,000
  • Mechanical: $18,000
  • Insulation/drywall/paint/trim/cupboards/flooring: $41,000
  • Finishes: $6,000
  • Builder revenue/overhead: $32,000

This $200,000 estimate was nonetheless legitimate in late-2022 once we checked in with our builder once more.

(If you wish to see the detailed quote, I’ve received it listed on Etsy as a venture construct tracker template. It’s solely $4—low cost sufficient to fulfill curiosity and helpful for estimating the worth of your construct too.)

Trying to venture handle your construct to save lots of on prices? Use our free residence renovation funds template.

What Does It Price to Add a Room Above the Storage?

What if you wish to construct a room over the storage and never a master bedroom? That might be cheaper, proper? Considerably, however not worldly totally different.

You’ll nonetheless must:

  • Demo the prevailing roofline.
  • Construct the shell and insulate.
  • Add plywood, siding, and shingles.
  • Run HVAC and electrical.
  • Drywall, paint, and add all of the finishes.

So as to add a bonus room above a storage, the common value will probably be round $160,000. (This assumes a 400-square-foot addition at $400 per sq. foot.) This contains the prices of insulating, electrial work, portray, and constructing prices. It’s much less than the $200,000 main bedroom suite price ticket, however not as low as one would initially suppose. 

Price of Constructing an Condo Over the Storage

Whereas including a room is cheaper than a master bedroom addition, the price of constructing an condo, visitor home, or in-law suite above the storage could be dearer for the next causes:

  • You’ll want exterior entry to the condo, which would require an outer stairwell.
  • The condo will want a kitchen, which suggests further cabinets, home equipment, and possibly even a gasoline line.
  • If you happen to embody on-suite laundry, you’ll want particular electrical retailers and a washer and dryer.

Given the extra gadgets above, I can see the worth inflating to $230,000.

Have cash stashed away? Why not make investments it in a CD at 5% curiosity? Listed below are the highest rates of interest accessible at the moment:


Addition Above Storage Earlier than and After

Beneath is an image of our second-story home with no residing house above the storage. Beneath that’s a picture of the plans so as to add the second-story master bedroom.

We haven’t pulled the set off on the addition but, however as you’ll be able to see, the builders intend so as to add a entrance peak to the storage (for a greater, extra up to date look) after which offset the brand new construct again from the prevailing second story to offer the home some added dimension—nice for the aesthetic.


Right here’s the view from the facet— 

No matter you do, don’t do the under—which is just plunking a field on prime of your storage. Certain, it could be low cost and supply the house you want, however when you ever plan on promoting, you’ll have a tough time discovering a purchaser due to your eye-sore of an add-on.

Including a Grasp Suite Above the Storage: Ground Plans and Prices

This was our intent with the construct—a main bedroom over storage addition, full with a toilet and walk-in closet.

We went by the method I simply outlined above—

  • We interviewed builders and located two that might deal with our job.
  • Primarily based on the quotes and the interviews, we chosen our builder.
  • After he understood what we wished, he had a few flooring plans drawn up for us.

Main bedroom above storage flooring plans

400 sq ft master bedroom addition

This was the smaller, extra inexpensive choice of the 2—practically 400 sq. ft.

450 sq ft master bedroom

Then there was the marginally extra luxurious and seemingly a lot bigger house—practically 450 sq. ft.


Can You Do an Over The Storage Addition?

As soon as we received the thought of including a second flooring to the storage, we wasted no time in contacting a builder. It seems it’s completely potential to construct an addition over the storage. You simply want to verify the storage construction is robust sufficient to assist the second story.

To verify the construction was sound, the crew—

  • Checked our basement block partitions to see if there was any seen cracking.
  • Dug into the bottom on the outer facet of the storage to test the depth and integrity of the footings.
  • Considered the studs and rafters within the storage to test if the construction was sound.

(Builders can usually repair the structural points—however for a further value.)

What About Including a Second Story to a Indifferent Storage?

Your setup might differ from ours. Maybe you will have a indifferent storage and wish to construct a room or condo above it. That is potential as nicely.

In reality, it’s simpler (which additionally means cheaper) than including a room over an hooked up storage because you don’t must tie into any of the prevailing second-story development, HVAC, plumbing, or electrical energy.

If you wish to add a room above a indifferent storage, you simply want to fret about the inspiration’s integrity. That’s it.

Advantages of Including a Second Story to Your Storage

You need extra space in your own home, however must you construct out, up, or assemble a separate constructing within the yard?

Beneath are the primary advantages of constructing on prime of the storage—

You want an at-home workplace

I make money working from home. My “workplace” remains to be in our upstairs bed room. It really works, nevertheless it’s not ultimate. We thought-about ending a portion of the basement for an workplace, however being beneath the primary stage means noise—foot thumping and the occasional shrills from the youngsters. Being upstairs is right for an workplace house. We might release a bed room that might simply turn into a devoted workplace by constructing above the storage.

Keep away from utilizing up yard house

Only a few folks dwell in a rural setting nowadays—which suggests restricted side-to-side house for increasing your own home. Chances are high, you’ll be able to’t construct out—so the subsequent ultimate choice is to construct up.

Soundproofed house

Constructing above the storage is interesting as a result of it’s often the quietest house in your entire home. There’s no noise touring up into your new construct space—simply the occasional storage door hum. And, if any noise (ahem…) comes from the room above the storage, the percentages of your youngsters being scarred for all times are tremendously lowered.

Elevated visible enchantment

If accomplished proper, including a residing house above the storage can enhance the look of your own home. You’re giving your self room to roam, and your own home appears to be like higher. That’s a win for you now and sooner or later, must you ever resolve to promote.

Elevated worth of your own home

You most likely noticed this coming. If your own home appears to be like higher and has extra space, will probably be price extra. It’s not the finest factor you are able to do so as to add worth to your own home, nevertheless it definitely does nonetheless assist.

Might save on prices

You’re working overtop an unfinished house whenever you construct above the storage. The builders gained’t have to be as cautious about what they’re doing, and ending the storage house will value lower than reconstructing the kitchen after ripping off the ceiling to construct above it. If you happen to’re going to construct up, plan to construct over the storage if potential.

Might produce a further earnings

Leases are powerful to return by—so prices are up. Perhaps you’re contemplating constructing an condo above the storage for extra earnings. It’s definitely not a foul thought. If you happen to may construct an above-garage condo for $100,000 and earn your self $20,000 a yr in hire, the venture would pay for itself in simply 5 years (plus, you’ve nonetheless received the added worth of that house that you simply’d earn whenever you promote the home).

What Are The Challenges of Constructing a Room Over a Storage?

It could sound like a dream, however including a room above the storage isn’t all sunshine and rainbows. Some challenges can current themselves alongside the way in which—

Basis Points

We already mentioned the significance of the inspiration above the storage construct. In case your basis has points, however you continue to wish to transfer ahead with the addition, it is going to value you extra. And for the reason that basis isn’t simple to get to, it may value tens of hundreds of {dollars} to treatment.

Heating, Cooling, Electrical, and Plumbing

That is one I didn’t totally think about. Certain, you’re going to wish to have warmth, air-con, plumbing, and electrical into the brand new addition, and that’s going to value cash, however there are two different elements I didn’t take into consideration—

1) Tips on how to route the whole lot to the brand new room above the storage

You may need an ordinary furnace with ductwork. 

  • The place are you going to route the brand new ductwork in your addition? 
  • Can you employ the prevailing chase? 
  • Or will it’s worthwhile to create a brand new one? 

The identical query is related for plumbing. You probably have a toilet in your new house, you’ll must route some new piping by your own home. If you happen to’re creating new chases, which means extra development, extra drywall, and extra end work. That each one takes time and prices further {dollars}.

2) Can the present methods assist the elevated load?

How outdated is your current breaker field? Will you will have sufficient further amperage in that field to energy a complete master bedroom or condo? 

  • What about your furnace or boiler? 
  • Your A/C unit? 
  • What about your water heater? 

Updating simply one of those methods could possibly be a five-figure value.

Working round earlier remodels

Have you ever accomplished remodels earlier than? In the event that they’re close to the storage, your addition may turn into a bit more difficult. Additionally, when you’re working any venting, electrical, or plumbing over your storage, these probably have to be moved earlier than development begins.

Architectural options/types

Every home is distinctive—they’ve their very own model and options. And when you do an addition, you need that addition to match and seem pure to the home. The very last thing you need is to place a ton of cash, time, and vitality into an addition solely to have somebody level at it from the curb and say, “Yikes, that’s an apparent add-on!” The larger the model of your own home, the more difficult it could be to match.

Will the addition match naturally along with your current construction?

Including a construction above the storage could seem simple, however how do you propose to entry it from inside the home? Will you add new stairs—or can you employ the outdated ones?

This was a tricky one for us. Our stairs lined the wall adjoining the storage and made a flip on the prime earlier than attending to the second-floor stage. If we made a master bedroom in the other way, the hallway from the prevailing bedrooms would step down—after which again up into the grasp. 

There wasn’t a simple resolution to right this. You may need the same structural subject that makes the home quirky or prices you a bunch extra money to make it extra seamless.

Further prices to maintain the above storage addition secure from fireplace

The constructing code is fairly relaxed when there’s nothing above the storage. Nevertheless, when you add residing house over the storage, you’ll want no less than ⅝” Kind X gypsum board on the ceiling and ½” drywall on the partitions. Our storage partitions and ceiling had been largely paper-thin paneling—which clearly wasn’t compliant with the minimal drywall code.

Trying to do different renovations? Try these tasks, plans, and prices:

What’s the Course of for an Addition Above the Storage?

If you happen to’re simply dipping your toes into this above storage constructing venture, you’re most likely questioning what all of it entails—the place do you begin, and the way do you get your development venture underway?

Interview builders

First, you’ve received to discover a builder that can deal with your second-story storage addition (which isn’t as simple as you may suppose). The straightforward cash for a builder is in establishing full homes—not engaged on rework tasks right here and there. And some of the advanced remodels is including a second story over the storage—so be able to hit some roadblocks right here. We needed to undergo practically ten builders to get one or two that might think about taking up our venture.

Once you discover a couple of builders that can think about your venture, take the time to interview them and see if they’re the most effective individual for the job. (The very last thing you need is for a contractor to tear a gap in your roof solely to search out out they’re incompetent in all of the remaining steps of the construct.)

Get high-level quotes

To get a ballpark quote, let your potential builders know what number of sq. ft you’d like so as to add. They might not prefer it—however when you press them, they need to be capable of offer you a tough value of your addition primarily based solely on a per-square-foot fee.

Get plans drawn up—resolve on one

The subsequent step is to hold your obscure imaginative and prescient into precise design plans. Between your contractor and their architect, they’ll put your imaginative and prescient into a couple of totally different CAD drawings so you’ll be able to see numerous flooring plans and sizes (at various prices). Both you’ll fall in love with one in all them and choose it, or use the drafts to create new plans.

Get an in depth quote out of your builder—then add or subtract gadgets

With the blueprints of your new second-story storage addition, your builder will put collectively an in depth quote in your whole construct. This can embody gadgets from the porta-potty in your yard to the $20,000 siding prices of re-wrapping your whole higher stage (I should still be bitter about this one).

Do the pre-work

It’s time to tear off the storage roof and construct, proper? Unsuitable. Now could be the time to get all of the pre-work accomplished.

 This was our to-do checklist:

  • Tear down and cap the unused chimney (it was that or construct it up above the brand new addition, which might have value greater than $15,000).
  • Get the skin electrical line buried and off the roof.
  • Have electricians replace our breaker field—from 100 amps to 200 amps.
  • Substitute our boiler system (it was 50 years outdated and wouldn’t deal with a brand new zone).
  • Tear off the storage paneling to reveal the studs and ceiling joists.

Your checklist will differ—however relaxation assured, you’ll have a listing.

Schedule the construct

Time to schedule the beginning date. That is tremendous thrilling, however put together your self for development life.

Dwell in chaos for months

I can image it now—

  • A gaping gap in your storage ceiling.
  • Rainwater by some means leaking into your own home.
  • And the sound of nail weapons 24/7 for months to return.

Dwelling in a development zone isn’t for the faint of coronary heart. Stress ranges will probably be up (together with petty arguments), and tears will probably be shed. Simply count on it. Oh, and that projected finish date that your contractor gave you? Plan on it taking a month longer than that. (It at all times does.)

And, maybe plan a getaway journey per week or two earlier than the venture even begins. You’re going to wish it.

Tips on how to Finance an Above Storage Addition

You’re set on it. You wish to put a 2nd-floor addition over your storage. Now what?

Since most individuals don’t have $200,000 chilling within the financial institution, you’ll most likely must finance a portion of the construct. What are your choices?

Money-out refinance mortgage

If you happen to’ve lived in your own home a couple of years, you probably have some fairness in it—resulting from its elevated worth and since you’ve paid down the precept. With a cash-out refinance mortgage, you’re primarily taking out a brand new mortgage that’s bigger than your present one and pocketing the distinction.


2% to five% closing prices, and a brand new mortgage payoff fee (which is probably going larger than your present fee).

Renovation mortgage

A renovation mortgage can imply many issues, however when you’re trying so as to add a main bedroom above the storage, likelihood is you’ve been residing in your house for some time. If that’s the case, a renovation mortgage will probably be very similar to a private mortgage. To get a private mortgage, a lender gained’t ask you about your home—they’ll as a substitute think about your credentials, like your credit score rating, earnings, and some other debt you might have.


Charges are usually between 8% and 24%, relying in your credit score.

Dwelling fairness mortgage

Generally known as a second mortgage, the house fairness mortgage lets you take out a second mortgage on your own home. It is a separate mortgage out of your first one—and comes with its personal month-to-month cost.

To safe a house fairness mortgage, you’ll want:

  • Sufficient fairness in your house to assist the mortgage.
  • A low debt-to-income ratio (common rule of thumb is that your debt is lower than 43% of your whole month-to-month earnings).
  • A superb credit score historical past (~700 or above)


Closing prices—2% to five% of the mortgage quantity, plus the second mortgage mortgage fee.

Dwelling fairness line of credit score

A house fairness line of credit score (HELOC) works in a different way than a house fairness mortgage. As an alternative of the financial institution loaning you a lump sum sum of money, the HELOC is an open line of credit score—and it’s your selection of when and the way a lot to borrow towards it.

Let’s say your own home is price $300,000. You owe $150,000 on it—so your fairness is $150,000. Maybe you’re contemplating a rework or the brand new construct above your storage, however you’re simply unsure.

To arrange for a development venture, you head to the financial institution and join a $100,000 HELOC. You’ll probably pay 2% to five% in closing prices to arrange the HELOC ($2,000 to $5,000 utilizing our instance), and then you definitely’ll owe curiosity on any mortgage you withdraw out of your HELOC.


Closing prices—2% to five% of the HELOC, then the mortgage fee of the quantity you borrow.

(Try our free mortgage payoff calculator and different private finance merchandise for extra.)

What’s the finest choice to finance a second-story addition?

I’m a giant fan of simplicity. It’s higher for my mind and stress stage—and it often prices me much less cash down the street (since there are fewer balls to maintain within the air).

If it had been me, I’d select one of many choices under:

  1. Save up money for your entire construct (I do know, I do know—nevertheless it typically is the best choice).
  2. Save up sufficient cash to construct the shell of the construction—then, maintain saving till you will have sufficient to buy the subsequent section of the venture. (Observe this course of till it’s full.)
  3. Save up a good amount of money (50% or extra), after which fund the remainder of it with a private mortgage—one that you simply’re certain you’ll be able to repay in only a yr or two.

Alternate options to an Over the Storage Addition

What when you resolve that an addition above the storage simply gained’t work? What may you do as a substitute?

Yard residence

Technically known as accent dwelling items (ADUs), the yard residence could be an important various to constructing over the storage. Primarily, it’s a step above a tiny home—full with a sleeping space, kitchen, and toilet.

Since including room above the storage can run $200,000+, this could be an important choice so as to add extra space that prices the identical quantity or much less. If you happen to’re on the lookout for secluded workplace house, it’s a particular chance.

Storage revamp

How a lot do you employ your precise storage? Do you park your automobiles in it, or has it turn into a giant storage unit in your junk? What when you reworked it right into a livable house? It will be far easier than including above it—and approach cheaper as well.

Basement condo

Is your basement unfinished? What when you added partitions and carpet down there as a substitute? Once more, this will probably be simpler and cheaper than tearing your roof off and residing in a development zone for a complete summer time.

Attic condo

You probably have unused attic house, maybe you can flip it right into a completed room.

Home bump-out

If the numbers aren’t working along with your above storage addition, get the main-level bump-out quoted. Typically it’s simpler to put flat concrete than handle outdated footings beneath the storage.


To sum all of it up—

It is potential to place an addition over the storage so long as the footings and storage framing are nonetheless structurally sound.

  • Advantages embody:
    • You don’t want to make use of up treasured yard house.
    • It’s an important soundproof space above the storage.
    • Can add to your own home’s aesthetic.
    • Provides worth to your own home.
    • Cheaper than constructing over a completed house.
    • It could possibly be a money-maker when you hire the house out.
  • Challenges embody:
    • Potential basis points.
    • Working round earlier remodels.
    • Determining tips on how to route HVAC, electrical, and plumbing.
    • Architectural look—inside and outside.
    • Further prices to make the house fire-resistant from the storage.
  • The method is sort of a home construct because it’s a significant renovation.
  • The above storage addition value is roughly $200,000, give or take—relying on what you wish to put within the house.
  • There are a number of methods to finance the venture—together with a renovation mortgage, a private mortgage, a house fairness mortgage, or a HELOC.
  • If it simply isn’t understanding, there are various choices—like a yard home, a storage renovation, an attic rework, a basement rework, or constructing out as a substitute of up.


What does an ADU above the storage value?

An extra dwelling unit (ADU) above the storage is mainly an above-garage condo. On common, the fee is between $200,000 and $250,000.

Estimate value to complete room over storage

If you have already got a construction above your storage that you just want to complete, the fee is considerably lower than constructing a brand new house. The worth tag is much like ending a basement—roughly $20,000.

What’s the price of a ranch home addition over the storage?

The price of an addition over a ranch home storage is round $200,000. This assumes an area of 450 sq. ft at $450 a sq. foot.


See all

Henderson, M. (2018, August 9). Execs and Cons of Renting a Storage Condo. The Hire. Weblog : A Renter’s Information for Suggestions & Recommendation. https://www.hire.com/weblog/garage-apartment-pros-cons/ 

Dwelling Fairness Mortgage vs. Dwelling Fairness Line of Credit score (HELOC) | Equifax. (n.d.). Retrieved March 20, 2023, from https://www.equifax.com/private/training/loans/home-equity-loans-vs-home-equity-lines-of-credit/ 

How A lot Does It Price to End a Basement? (2015, April 30). Angi. https://www.angi.com/articles/how-much-does-it-cost-finish-basement.htm 

Tips on how to Select a Dwelling Builder. (n.d.). Retrieved March 20, 2023, from https://www.nahb.org/different/consumer-resources/how-to-choose-a-home-builder 

inspectiongeek. (2021, March 12). Ought to I Drywall My Storage. Dwelling Inspection Geeks. https://homeinspectiongeeks.com/should-i-drywall-my-garage/ 

What It’s Actually Wish to Dwell By means of a Rework. (n.d.). Houzz. Retrieved March 20, 2023, from http://www.houzz.com/journal/stsetivw-vs~76171419

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