Adding a Second Story...anyone done this?

[bleedingheart]

we have a brick ranch. My hubby and I love our home and neighborhood...the only thing we would like to do is add some more closet space and perhaps an extra bath....HOWEVER...our roof will need replaced (major issue with the wood as well)...our furnace and air conditioner need replacing and so we thought...perhaps a second story???

So anyone ever do it?

Can you live in your house while it is done??

Anyone advise against it...???

A contractor is coming on tuesday to talk to us about it.

[NMDemDist2]

1. my "bungalow" in Cal was designed to add on a second story with

extra heavy supports

your contractor should be able to tell you more.

living in a construction zone is always a hassle but what can you do?

[Jersey Devil]

2. Assuming a home has a proper foundation and the first floor

is framed according to code it will support a second floor. They do that around here all the time due to lack of space on building lots - people build up, not out.

A post below suggests that the first floor must be extra sturdy, but that is not true as long as the first floor is build with 2x4 framing 16" on center and has a foundation built to be below the frost line as determined by code in your area.

One very common way to support a 2nd floor above areas where there are no bearing walls to support a 2nd floor is to span the area with steel beams to support the weight of the 2nd floor. I did it on my first house several years back.

No - you can't live in it. The entire house will be a giant dustball while you are doing it, plus your furnace, hot water and power will have to be shut off.

[Stinky The Clown]

3. I'll leave determination of the engineering feasibility to your contractor

But in terms of living in it, forget the idea. There will be a time your house has no roof. Once you decide to do this, think of your former one-story house as a half-built 2-story house. You can't move in until it is done.

And don't be shocked by the estimated schedule. A year of work would not surprize me, although, depending on what gets done, it could be less.

If you decide to do this, you also need to budget for temporary storage of your belongings and for the rent on an alternate place to live (an apartment) in addition to your ongoing mortgage for your house.

[bleedingheart]

4. thanks for the info everyone!!!