Expert Guide to Second Story Addition For DMV Homeowners

Thinking about adding space to your home, but running out of room to expand? If your lot is maxed out or you want to preserve your yard, a second story addition could be your smartest move.

As seasoned general contractors serving Arlington VA and the greater DC area, we’ve guided countless homeowners through the process of building up—not out. It’s a major investment, yes, but when done right, it transforms how you live and adds significant long-term value.

In this expert guide, we’ll walk you through everything you need to know before adding a second story to your home—costs, design ideas, zoning considerations, and why the right contractor makes all the difference.

Why Choose a Second Story Addition?

Adding a full second story opens up a world of possibilities:

Create a dedicated primary suite with spa-like comfort
Add multiple bedrooms and bathrooms for a growing family
Reconfigure your main floor into open-concept living
Increase your home’s value without giving up outdoor space

For homes built 10+ years ago, especially split-level or Cape Cod-style homes common in Arlington, McLean, and parts of NW DC, second-story additions can correct layout issues while giving you modern design and functionality.

💡 Already considering a suite upgrade? Don’t miss our Master Suite Addition Ideas for layout and feature inspiration. For general advice, consider how to plan a home addition.

Large custom deck extending from a second story home addition overlooking a spacious backyard in Arlington VA.

What Does a Second Story Addition Involve?

Unlike simple interior remodels or single-room additions, a second-story build is a major structural project. Here’s what it often includes:

Removing and replacing the roof
Reinforcing or replacing your home’s foundation and framing
Relocating plumbing, HVAC, and electrical systems
Redesigning the floor plan for optimal flow and structure
Bringing the entire home up to current building codes and energy standards

That’s why it’s critical to work with experienced general contractors in Washington DC or Northern Virginia who understand older homes and local permitting.

Need ideas to visualize the possibilities? Explore real-world second-story addition design inspiration on Houzz.

Zoning and Permits: What You Need to Know in Arlington and the DMV

Before you dream too big, it’s important to check if your property allows for vertical expansion.

Zoning rules vary by jurisdiction, but here in Arlington VA, your lot size, building height, and residential setback requirements determine what’s possible. You’ll also need to meet stormwater management and energy efficiency standards.

For example, depending on your zoning district, Arlington’s residential setback regulations outline how close you can build to your property line—even vertically. This affects roofline height and massing, especially in neighborhoods with strict neighborhood character codes.

We recommend working with a contractor who handles zoning research, permit submittals, and inspections—so you’re not stuck navigating the red tape yourself.

Key Design Considerations for a Second Story

Adding a second story isn’t just about stacking rooms. It’s your chance to reimagine your home and make it truly work for the way you live. Consider:

1. Layout Flow

Does the new second floor connect smoothly to the existing staircase? Is there room for a hallway, or should you consider a loft-style landing?

2. Master Suite Retreat

Most homeowners use the new level to create a private master suite with an en-suite bath, walk-in closet, and sitting area. Take it a step further with Master Suite Addition Over Garage inspiration if you’re combining strategies.

3. Natural Light

Maximize windows, dormers, or skylights to bring in daylight and make the new space feel bright and open.

4. HVAC and Insulation

Don’t forget comfort. A second story needs its own zoned HVAC and upgraded insulation to maintain consistent temperatures year-round.

Completed two-story home with new siding and roofing after a second story addition in Arlington VA. — A beautifully finished second story addition, completed by top general contractors serving Arlington VA and the DC metro area.

How Much Does a Second Story Addition Cost in the DMV?

The big question: What will it cost?

In the Arlington and DC area, you can expect a second story addition to cost anywhere from $200,000 to $450,000+, depending on:

Square footage added
Complexity of structural changes
Finish level (standard vs. luxury)
Whether you’re living in the home during construction
Need for temporary roofing or full roof removal

According to Bob Vila’s cost breakdown for second story additions, national averages run between $100 to $300 per square foot—but in high-demand markets like the DMV, those numbers often skew higher due to permitting, labor costs, and design complexity.

We always recommend factoring in a 10–15% contingency for unforeseen issues—especially in older homes.

Can You Live in Your Home During Construction?

Sometimes. But not always.

In many cases, we recommend homeowners temporarily relocate—especially during roof removal or when utilities are shut down. A good contractor will help coordinate the timing to minimize disruptions or even phase the project to make staying home possible.

Sustainable and Smart Building Choices

If you’re building new, why not build better?

We always recommend incorporating energy-efficient upgrades, including:

Spray foam insulation
Energy Star windows
Dual-zone HVAC systems
Low-flow plumbing and LED lighting

These features qualify your project for local green programs like Green Home Choice, and they’ll reduce your utility bills for years to come.

Why the Right Contractor Makes All the Difference

A second-story addition is not a job for a handyman or inexperienced builder. It’s a complex undertaking that demands:

Engineering know-how
Precise project management
Skilled subcontractors and structural coordination
Clean, consistent communication with the homeowner

Unfortunately, many homeowners have been burned by cut-rate contractors who promise the world and deliver delays, cost overruns, or poor-quality work.

That’s why we’ve built our business on a different model: professional execution, integrity, and full-service project management that takes the stress off your shoulders.

If you’re looking for trusted general contractors in Washington DC or Northern Virginia who specialize in complex additions, we’d love to be your partner.

Thinking About a Second Story Addition? Let’s Talk.

Adding a second story is one of the most powerful ways to transform your home—when it’s planned and executed the right way. With the right builder, it’s not just possible—it’s seamless.

If you’re ready to explore your options, we’d love to help. Dzala General Contractor is a trusted general contractor in Washington DC. We specialize in second story additions that combine quality craftsmanship, modern design, and long-lasting durability.

👉 Contact us today to schedule a free consultation. We serve homeowners across Arlington VA, Washington DC, and the entire DMV who want quality craftsmanship, thoughtful design, and a stress-free remodeling experience.