Home Renovation Blog
Expert renovation tips and information about Home Additions and quality Renovations
We are often asked – ‘How much does a Second Storey Addition Cost?’ And ‘Should I extend out or build up? Which will cost more?’
Adding a Second Storey does not always cost more than a Home Extension. Sometimes it actually makes more sense to add a second storey, but homeowners can be put off by thinking that this costs more than a ground floor home extension. This is not necessarily the case.
Second Storey additions are a great way to add space and additional rooms to your home, without losing much space from your existing floor-plan, and without losing yard space.
A Ground Floor Home Extension is probably a more suitable option if you want to add Open Plan Living such as a new Kitchen, Living and Dining area and modernising your dated home.
If you need to add children’s bedrooms with a bathroom, and/or a master bedroom with ensuite with an additional living area or parent’s retreat, then a Second Storey addition may be a better option.
Costs for a ground floor home extension can generally be estimated using an amount per square metre. This amount however can be quite variable. It can depend on the type and quality of finishes selected. It can also vary considerably based on the number of wet areas such as bathrooms which will increase the amount per square metre.
A Home Extension will also need new concrete foundations and a slab to be poured. These are costs that are generally avoided or minimised in a Second Storey Addition.
As a rough guide, we estimate that adding Open Plan Living to the rear of your home will cost $160k+. A Home Extension for this price would typically include a new Kitchen, Dining and Living Areas.
A 2nd Storey Addition will involve costs on the ground floor to modify the floor-plan to include a location for the stairs. This is one of the first things that you will need to decide and is very important to the overall design. An experienced Home Extensions Designer can you walk you thru the options here.
Deciding on what rooms you require upstairs will have the most impact on your 2nd Storey Addition costs e.g. will there be a master bedroom and ensuite, children’s bedrooms and bathroom, separate WC, activity area? This is something that you would talk thru with both your Designer and Builder in the early stages.
Unlike a Ground Floor Home Extension, a 2nd storey addition does not normally require any foundations or concrete slab to be poured. This is a big saving in the construction of the 2nd storey. The 2nd floor addition is usually a light weight construction (timber frame) on top of the existing home.
The extra weight of a double brick and suspended concrete slab to a 2nd storey would add considerable load to the existing home’s walls and footings. The additional cost to strengthen the ground floor structure to carry this extra weight would not make a 2nd story cost effective for most.
You will need to select cladding for the external walls of your 2nd storey addition. An example is James hardies blue board cladding, a proven cladding product that is finished with an acrylic render. This product has the colour in the render and means that you can have any colour and save on the costs of painting the second storey.
You will require new windows to the upstairs addition. We recommend aluminium windows as the cost of Painting external windows on a second floor can be expensive if scaffolding is required. Again another way of saving costs on your Second Storey.
The floor to ceiling height will have a major impact on the cost of your 2nd Storey. Councils have a maximum allowable overall ridge height which is taken from natural ground level. As such your 2nd storey ceiling heights may need to be reduced. In terms of cost, the higher the ceiling the higher the cost. However, there are ways of achieving a perceived higher ceiling height by using coffer or raked ceilings. Again, an experienced Builder will be able to talk you thru the options here.
With 30 years of experience in building 2nd storey additions, we estimate that the cost of second storey addition starts at around $220k. A typical example for this price would be a Second Storey that includes a Master Bedroom with an Ensuite, Walk-in Robes and an upstairs Living Area.
This major home Renovation and Addition project in North Perth included a Second Story addition, Ground Floor extension, Pool and Cabana, state of the art Alfresco complete with a fully equipped outdoor kitchen. A new Carport at the front blends in to match the existing porch and roof-line.
“ We signed up with Amerex for a very big renovation, bedrooms, kitchen, bathroom - the lot. We wanted to keep the look and feel of our character home in the extensions. Amerex were the right choice for that. They have an eye for detail and took the time to make sure things were done right. We've been very happy with the quality of their work.Ben Inglewood
We found Steve to be very responsive and professional. He kept the whole project moving along. We were complete novices going into the whole process and he took the time to go through the details so we could make more informed choices.
Would definitely recommend Amerex to anyone wanting to renovate. ”
“ From the first meeting with Loretta from Amerex until the final check we have enjoyed the experience with Amerex. They have taken our words and ideas and built them into a quality finished home extension that is functional and everything that we had hoped for.Phil North Perth
The entire team at Amerex lead by Steve are friendly, reliable, use quality materials and produce a quality outcomes.
Our extension has the “wow” factor and guests comment on the exceptional open plan design that is built to entertain.
We are very happy with the final finish and would highly recommend them to anyone. ”
“ Steve and his team took our conceptual design and made our vision a reality in very quick time with practical completion of this major renovation within 7 months of the start date. The site supervision was tight which meant that the work progressed easily between the various trades.Christine Wembley
What is more, the estimated cost of the job was accurate with variations only to suit changes that we required. The outcome was a home that delivers so much more than we expected in terms of comfort, quality and our initial objectives.
It was a real pleasure to deal with Steve and his team. I would not hesitate to recommend Amerex to anyone who needs the services of a truly professional builder/renovator. ”
“ Amerex, lead by Steve, have clearly been in the building industry a long time and offered valuable input and guidance prior to, and during the build. They used skilled tradespeople and quality materials; no corners were cut and I felt confident that the build was of the highest quality.Rachel Woodlands
Steve and his team communicated frequently with me along the way and I was involved at every step. I felt comfortable approaching him if I had any questions or concerns, he was always available and acted quickly to resolve any issues.
The team at Amerex were reliable, professional and a pleasure to deal with. In particular Kelly, who would often go ‘above and beyond’, was always positive, and nothing was ever too much trouble. ”
“ It was an absolute pleasure to deal with the Amerex team for our home renovation.Eric and Kris Mt Lawley
From Steve Burke, to the office staff and all of the various tradespeople, we received exceptional customer service.
The skilled tradespeople were reliable, obliging & committed to the highest level of quality on our home.
Amerex came in on budget, they completed the work earlier than scheduled & they ensured our renovation ran smoothly throughout. ”
A member of the Amerex team will arrange a time to discuss your
renovation and additions project and assess what stage you are at in the building process.
PO Box 328, North Perth WA 6906
ABN: 67 009 252 680 Builders Registration: 10250