A Seattle Guide to Second-Story and Bump-Out Additions

Benefits of Second-Story and Bump-Out Additions

Adding a second floor or a bump-out addition to your existing home offers several benefits for homeowners, especially in the current housing market. Here are a few:

• Save money: It sounds surprising, but for some homeowners, staying in their current home and paying to add a second level is more financially viable than buying a new home. That’s just how expensive the Seattle market is right now.

• Don’t have to move: Maybe you waited years to find a house in the perfect neighborhood. And while you might need more space now, you don’t want to leave the tree-lined streets or the short walk to your favorite coffee shop that has made your current neighborhood feel like home. With a second-story or bump-out addition, you can gain the space you need without leaving your neighborhood behind.

• Increase property value: Putting money into expanding your home might give you the biggest bang for your buck, especially if it’s in a great location. You get to enjoy the added space while you’re there, then get a return on your investment later if you choose to sell.

• Customization to fit your needs: Buying a new home always comes with compromises. When you do a second-story or bump-out addition, you have the ability to tailor the space to your liking, whether that’s with modern upgrades, energy-efficient features, or unique layouts.

Is a Second-Story or Bump-Out Addition Right For You?

When deciding between a second-story addition and a bump-out addition, there are several key factors you need to consider.

Available Space and Lot Size

Sometimes, your environment makes decisions for you. If you live on a smaller lot where expanding outward isn’t an option, or you don’t want to eliminate precious yard space, building up with a second level could be the right way to go. But if you do have the space, a bump-out allows you to add square footage without altering the overall structure of your home too dramatically.

Zoning and Building Codes

And sometimes, the government makes decisions for you. Depending on where you live, zoning regulations may restrict the height of buildings and prevent you from adding a second story. But that doesn’t mean you have free rein with a bump-out addition, either. Property line setbacks or lot coverage limits may hinder your ability to expand your home’s footprint. That’s why it’s crucial to work with a professional who knows local zoning and building codes before getting started.

Cost

It’s hard to say whether a second-story or bump-out addition will cost more because so much depends on your specific circumstances. But one thing to consider with bump-out additions is that a good chunk of your budget won’t be going into the new space—it’ll be going into the ground. Literally.

With a bump-out, you’ll have to account for the costs of things like excavation, moving dirt, pouring a foundation, putting drainage in, backfilling, and more. Whereas with a second-story addition, you’re building on top of an existing structure, allowing you to potentially save money and put more of your budget into the space itself. This is by no means a hard and fast rule, but it’s something to keep in mind.

Impact on Home Layout

Generally, adding a second floor will significantly change the layout of your home. You may be adding multiple new rooms and a bathroom, and depending on the design, you may have to add stairs or upgrade or relocate current stairs to work with the new layout.

On the other hand, if your goal is to add space to a specific room or improve the functionality of one area of your home, a bump-out addition can be a great choice. A good example would be bumping out the back of your home to add space to a small kitchen, allowing you to install an island or create a better flow with your main living space.

Foundation and Structural Considerations

This one is crucial. Not all homes are built to support a second floor, so you’ll want to assess the strength of your home’s foundation before you start building. You may have to add extra structural reinforcement, which can increase costs. This is less of an issue with bump-out additions.

Connection to Outdoor Space

Indoor-outdoor design is trending right now, as we highlighted in a recent blog post. From a dining room wall that opens onto the backyard to elaborate outdoor kitchens, people are eager to find ways to connect their living spaces more with nature. This is one of the primary uses we see for bump-out additions. Porches, mudrooms, and similar “transition spaces” are popular examples of how homeowners are utilizing the added square footage of a bump-out to create more flow between the indoors and outdoors.

Second-Story and Bump-Out Addition Examples

So far, we’ve discussed the benefits of an addition, how to know when a second-story or a bump-out addition is right for you, and how to ensure your addition project is being planned correctly. Now, it’s time for a little inspiration.

For many homeowners, it can be hard to picture exactly what they want for their addition and what might be possible. To help you start dreaming and putting together a vision, we wanted to share some photos and details from a few second-story and bump-out addition projects we’ve completed for clients.

North Beach Primary Suite Addition

Our clients needed a solution for their active family that provided additional square footage and a serene retreat for the parents. Specifically, a retreat that was physically and acoustically separated from the family areas and kids’ bedrooms. The solution was to add a second story to the home to establish a dedicated space for a new primary suite.

This involved extensive structural framing and a new roof, as well as relocating stairs to connect all three levels. The new suite now includes a flex space, a primary bedroom with an attached covered balcony, a walk-through closet, and a primary bathroom. The icing on the cake? Gorgeous panoramic views of Puget Sound!

Wallingford Second-Story Addition