Second-story & room additions
You love the house — you just need more of it. We add space to the home you already have, whether that's a whole new upstairs or one more bedroom or family room, finished to match the rest of the house.
A few addition directions to consider
Start with the feeling you want — we'll shape the plan around it. These are directions to spark ideas; your finished project is built to your lot and your life.
Second Story
Add a whole new floor on top of your existing home.
Family Room
A new vaulted room that opens out to the yard.
Open Living
Tall ceilings and big glass that open the whole house up.
What's included
- Add a second story on top
- Add a bedroom, bath, or family room
- More room without moving
- Matched finishes so it feels original to the home
Start to finish
Tied into the home you already have
An addition runs through nearly every phase of a build, but with a structural tie-in to the existing home woven through. Here's exactly what we do on a second-story & room additions — from the first sit-down with the architect and engineer to a seamless handover.
- 01
Sit-down planning with the architect & engineer
We design the addition to fit the existing home and figure out whether we go up, out, or both. The engineer checks that the existing walls and foundation can carry a second story — and if they can't, we plan the reinforcement that makes them able to.
- 02
On-site walkthroughs to measure the existing house
We measure the real house — the existing roofline, the bearing walls, the floor heights — so the addition lines up perfectly with what's already there instead of fighting it.
- 03
City & state permitting
We submit the addition plans, pull the permits, and answer plan check. Setbacks, height limits, and lot coverage all get worked out with the city before we start.
- 04
Demolition & structural reinforcement
We carefully open the existing home where the addition ties in, and reinforce the walls and foundation the engineer flagged — so the old structure and the new one act as one.
- 05
Foundation & framing tie-in
We pour any new foundation and frame the addition, tying the new walls and roof seamlessly into the existing structure so there's no visible seam when it's done.
- 06
MEPS — mechanical, electrical & plumbing
We rough-in the power, plumbing, and HVAC for the new space — and extend the existing systems without strangling what's already there.
- 07
Insulation, lath & drywall
We insulate the new space and the tie-in, hang and tape drywall, and run the lath for the exterior — the addition starts to read as part of the house.
- 08
Roofing & waterproofing
We tie the new roof into the old, flash the valleys, and make sure the seam between old and new is the one place that never leaks.
- 09
Exterior finishes matched to the home
We match the siding, stucco, and trim so the addition looks original to the house — not bolted on.
- 10
Solar, batteries & energy systems
We wire the addition solar-ready and tie in any battery or energy system the lot calls for — a high-end addition in California should be efficient, and we bring it up to Title 24 as part of the build, not as an afterthought.
- 11
Interior finishes & handover
Cabinets, stone, tile, paint, and the hardware that pulls the new space together with the old — then a walkthrough and the keys.
Scope we handle
Second-story addition
Add a whole new upper floor to the home you already have, without losing your yard.
Primary suite addition
A new main bedroom and bath — a private retreat without moving.
Great room & family room
A vaulted, open room that opens the house up and out to the yard.
Bedroom & bath addition
Another bedroom and bath built out where the lot allows.
Kitchen expansion
Push out a wall and rebuild the kitchen bigger, brighter, and to code.
Where we build in Orange County
We design and build second-story and room additions across Orange County — growing homes in established neighborhoods from Irvine and Costa Mesa to Laguna Hills and Laguna Beach, where the lots are worth staying on even when the house has gotten too small.
Why homeowners trust us
- 30+ years of structural additions in Orange County
- California CSLB License #957315
- Structural engineering and city permits handled in-house
- Finishes matched so the addition feels original to the home
Not sure what you want?
A few questions to get you started
Most people don't have a finished plan yet — that's normal. Think through these while you look at the pictures above, then tell us where you land.
01
What's missing most right now?
A bigger kitchen, another bedroom, a place to gather, or a private suite?
02
Can we go up, out, or both?
Lot size and setbacks decide whether we build out or add a second story.
03
How should the new space connect to the old?
Seamless flow matters more than square footage — we plan the transitions.
04
Up, out, or both — and what's the budget?
Lot size and budget together decide whether we add a room or a whole second story.
How it works
From idea to handed over
We plan it
We design the addition, engineer it, and permit it with the city.
We build it
We tie the new structure into the old and finish it to match.
We hand it over
More space, seamless with the home you already love.
Backed by our 1-year build warranty
Per the board of contractors and our own standard, every new home we build is covered by a one-year warranty. If something we built isn't right in the first year, we come back and fix it — that's our promise on every ground-up build.
- A full 1-year warranty on the workmanship and materials we install
- If something we built fails in the first year, we come back and fix it — no charge
- One in-house team to call — not a chain of subs to chase
- Backed by 30+ years and California CSLB License #957315
Talk about your second-story & room additions
Tell us a little about your project and your lot. Bryan Reed will call you back to talk it through.