Foundation Requirements for Adding a Second Story

Look down before going up

Single Family New Construction Home
Photo: ucpage / iStock / Getty Images
Single Family New Construction Home
Photo: ucpage / iStock / Getty Images
Highlights
  • Your home may require foundation reinforcement before adding a second story.

  • There are several methods of strengthening your home's foundation.

  • Foundation reinforcement costs between $5,000 and $20,000.

  • The work of a structural engineer is necessary for adding a second-story addition

Get quotes from up to 3 pros!
Enter a zip below and get matched to top-rated pros near you.
Geo Icon

If you're planning a home addition but the only viable direction to build is up, meeting the foundation requirements for adding a second story can be a significant part of the project. However, that's not to say you have to change your plans. Knowing what's necessary to complete the project before starting can eliminate many major surprises. 

Second-Story Addition Considerations

Adding a second story to a single-story home is a large remodeling project with a number of inconveniences, costs, and potential surprises to consider before jumping in. However, the project can also be valuable. That said, adding a second story isn't a good DIY project, and you'll want to hire a qualified home addition company near you for most, if not all, of the journey. 

Before committing to the project, consider the following factors and options:

  • Adding a second story isn't automatically less expensive than enlarging the footprint of your home for an addition. Much of the determination will come down to the condition of the existing foundation.

  • The new space will need additional mechanicals such as HVAC and electrical, which may mean upgrading or replacing the existing systems. 

  • Adding rooms above with plumbing needs, like a bathroom or laundry, will cost more than adding waterless room additions.

  • Reinforcement of the first story, if necessary, can be significant and intrusive.

  • You'll likely want to find an alternate place to live during much of the demolition and construction phases.

  • You may need to spend significant money to reinforce or otherwise alter your home's foundation.

Foundation Requirements for a Second-Story Addition

Construction worker is showing to project manager completed design on construction site.
Photo: katesept2004 / E+ / Getty Images

While precise foundation requirements for a single-story home versus a two-plus-story home vary widely depending on the geographic location, soil types, and home style, the basic rule is that the structure beneath the home must be robust enough to carry the house's weight and protect it from shifting. 

Foundation Planning

As part of your home renovation contract with your remodeler, the builder must determine the soil conditions and the condition of your existing foundation to receive a building permit for the project. Making these determinations and developing a plan to reinforce the soil and foundation, if necessary, is typically the work of a local structural engineer. Most often, your contractor will have one they work with for these kinds of projects. 

In some cases, your home's foundation and surrounding soil may work just as it is to support the additional weight of a second story. This is sometimes true in newer homes but seldom in older ones. Generally, if the existing footings and foundation are deep and bulky enough and don't show signs of frost heave, such as cracking or shifting, it's likely a good candidate for a second-story addition without concern. 

Reinforcement

If the determination is that your home's foundation or surrounding soil needs additional strength, there are several options depending on the current situation. Your project may require one or more of the following procedures: 

  • Inject concrete grout into the soil surrounding the foundation to strengthen the ground that supports the structure.

  • Repair the foundation if the existing structure suffers from cracks, frost heave, or deterioration.

  • Dig below the existing foundation to add concrete mass, footings, pilings, or structural beams. Your contractor will refer to these methods as underpinning.

Second-Story Addition Foundation Costs

Without needing foundation work, the cost to add a second story to your home averages $100 to $300 per square foot of additional space. If your home's foundation shows signs of shifting, cracking, or sinking, expect foundation repair costs of between $2,160 and $7,780 before work can begin on the addition. 

If you discover that your foundation needs underpinning or other substantial work to support your new second story, expect to add at least $5,000 and up to $20,000 in severe cases to the project's cost. 

Need professional help with your project?
Get quotes from top-rated pros.
The homeowners guide to home building services
From average costs to expert advice, get all the answers you need to get your job done.
White house patio family table
May 9, 2025
May 9, 2025
Dreaming of building your own home from the ground up? Learn how much it costs to build a house yourself and if it’s worth it to skip the pro on this project.
Tiny house in front of nature
May 7, 2025
May 7, 2025
Building a home and looking to go as green as possible? Learn about the cost to build a green home and how energy-efficient features will affect the total.
fenced backyard with small shed
Jan 8, 2025
Jan 8, 2025
If your shed has seen better days, it may be time to fix it up. So, how much does a typical shed repair cost? Here’s what you can expect to spend.
Bungalow syle house
Feb 14, 2024
Feb 14, 2024
Bungalow-style houses are a great choice for small families. Find out what a bungalow is and if it’s the right choice for you.
fire pit in front of A frame home
Dec 4, 2024
Dec 4, 2024
An A-frame house is an appealing choice for homeowners who like the look, want a smaller home or cabin in a unique location, or want to save some money.
Newly built custom home
May 17, 2025
May 17, 2025
Building a house is a complex process, and it’s important to get it right. Learn how to build a house to help make the process easier and more straightforward.
What do you need done? We’ll find top pros.
  • 🌱 "Mow a small front yard"
  • 🛠 "Fix a leaking pipe under the sink"
  • 🏠 "Repair shingles on an asphalt roof"