Thinking about expanding your house upwards instead of outwards is one of the most ambitious upgrades and a popular one at that. With property prices soaring and lot sizes shrinking, many Canadian homeowners are discovering that adding a second storey offers the perfect solution. Whether you want to accommodate a growing family or expand your living space, building up rather than out makes a lot of sense.
This is especially a good solution for areas where yard space is limited or homeowners want to boost their property value in a competitive market. But, with any other major home addition cost, the big question of ‘what’s the cost to add a second storey?’ looms.
Let’s break down everything you need to know to budget properly for this major renovation.
Understanding the Cost of Adding a Second Storey
The cost to add a second storey can vary dramatically based on several factors, but most Canadian homeowners can expect to invest somewhere between $150,000 to $400,000 for a complete second-storey addition. This wide range reflects how the complexity of the project and other variables can influence pricing.
In our experience, the most significant cost drivers include the size of your addition, the complexity of your existing and proposed structure, the quality of finishes, the materials you choose, and the labor costs. A basic second-floor addition with standard finishing for an 800-square-foot structure might cost around $200 per square foot. A luxury addition with complex architecture and high-end materials could cost $500 per square foot.
How Much Does it Cost to Add a Second Floor in Canada?
The cost of adding a second storey varies significantly by region across Canada. The average cost to add a second storey in Western Canada leads with the highest amount, particularly in Vancouver, British Columbia where the cost can go up to $500 per square foot. However, Saskatchewan and Alberta offer more moderate pricing, generally ranging from $180 to $350 per square foot.
Ontario sits in the higher range with costs ranging from $250 to $450 per square foot, while Quebec offers more affordable options at just $200 to $350 per square foot, especially outside Montreal. Atlantic Canada offers the most budget-friendly options with costs ranging from $150 to $300 per square foot. However, the cost can vary significantly depending on the size of the addition, the complexity, and the design.
You also have to keep in mind that second-storey additions can be more expensive per square foot as compared to new home construction due to the added complexity. You’re building on an existing structure, and not starting from scratch, which requires careful engineering and substantial reinforcement of the foundation.
Although regional differences vary due to labor costs, material costs and availability, local market conditions, and building code requirements, some things remain constant. For example, the cost of structural work, which includes reinforcing foundations, ensuring proper load distribution, and adding support beams, will eat up a big portion of your budget everywhere in Canada, regardless of the region.
Cost to Add a Second Storey in Ontario
The cost to add a second storey in Ontario can generally run 15% to 20% higher than the national average due to stringent building codes and higher labor costs. Ontario homeowners face unique challenges in planning second-storey additions and the prices can vary from area to area.
If you are in the Greater Toronto Area, a quality second-storey addition can cost you $250 to $450 per square foot. This price includes higher construction costs as well as the complexity that comes with working in established neighborhoods where access can be challenging and noise restrictions are strict. However, the good news is that Ontario’s robust construction industry means you’ll have access to some of the most experienced contractors who understand the local requirements. It’s best to get multiple quotes from licensed contractors who specialize in second-storey additions.
You will also have to budget an additional $5,000 to $15,000 for permits and inspections since building permits are also more expensive in Ontario and take longer to obtain in many other provinces. The exact cost would depend on the scope of your project and your municipality.
Will a Two Storey Extension Add Value?
One of the most important questions that homeowners consider before spending on home extension is whether a two-storey extension adds value to their property. In most Canadian markets, a well-executed second-storey addition adds 60% to 80% of the investment when it comes to selling.
It’s not just about financial return too, it’s about the functional space you get with additional bedrooms, bathrooms, a home office, or a living room. This added space enhances your day-to-day living and makes your home more appealing to future buyers. The biggest value increase occurs when you add 2 to 3 more bedrooms and at least one bathroom upstairs. Some of the most common second-storey additions include:
- Master bedroom suites with en-suite bathrooms and walk-in closets
- Home offices or bonus rooms like a media room
- Children’s bedrooms with shared bathrooms
How Much Does it Cost to Add a Bathroom to a Second Floor?
Adding a bathroom to your new second floor is always necessary and the cost can often surprise the homeowners. A basic second-floor bathroom addition can cost anywhere from $15,000 to $35,000, while a more luxurious bathroom with high-end finishing can exceed $50,000.
Adding new water supply lines and waste pipes to the second floor requires careful planning and often involves opening walls on the first floor. This typically accounts for at least 40% of your budget which means the major expense isn’t the bathroom fixtures themselves but the plumbing.
Electrical work, adding windows for ventilation, and lighting can add another $3,000 to $5,000 to your budget. And let’s not forget the structural work and additional floor reinforcement since bathrooms are heavy with water, fixtures, and ceramic tiles.
Do You Need Planning Permission for a Second Floor?
Planning and permits are an essential part of a second storey addition in Canada. Although permits and planning may not sound as exciting as an additional bathroom or a bedroom, they’re essential. The permit process involves several stages and the cost may vary based on your municipality but expect an amount of $2,000 to $5,000 or more.
The permit application can also mess with your timeline since it can take 6 to 12 weeks to process in most Canadian municipalities. Some municipalities also require neighbor notification or even publish hearings for significant additions. While all this might seem like a hassle, proper permits and planning protect you legally and ensure your addition meets safety requirements and standards.
Is a Second Storey Addition Worth It?
Adding a second storey to your home is a major financial commitment that requires careful planning and realistic budgeting, the benefits are compelling. The increased living space, the enhanced home value, and the opportunity to stay in the same neighborhood you love make it all worthwhile.
The key to getting honest prices and the final result that you truly love is to work with professionals who understand local requirements and can guide you through the process, from initial planning to final inspection. Although the thought may seem overwhelming, keep in mind that you’re building a new floor of your home at a fraction of the cost of purchasing a new larger property.
Whether you’re just exploring the idea or ready to get started with your home addition, our team is here to help. Contact us to learn more about how we specialize in large-scale additions, offering complete design and build services to bring your vision to life.
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