When adding a second floor to a home most people remove roof, ceiling joists, drywall, wiring, duct work and anything else that’s typically in the way, This is a huge expense and is totally avoidable! What is the best way to add the second floor without disturbing the first floor ?
There are two methods I have used in the past to add a second floor to a home without removing drywall, ceiling joists, wiring, duct work, and many other things that are typically in the way and a big mess and an even bigger expense to remove and replace.
The first method is the cheapest of the two ways I do it.
You remove roof and attic floor decking if any around perimeter, you then build a knee wall on top of exterior walls at least 8" , you then build a knee wall over interior walls that will carry the load of your floor(depending on conditions these walls may need bearing support from basement) You then install new floor joist on top of knee walls and your ready for plywood(just remember to schedule a floor framing inspection before you install plywood)
The second method is more expensive material wise but a lot faster, this is used when the existing home has an open floor plan with no where to transfer floor load or when your home is on a slab and you can’t transfer load to basement.
You build a knee wall on top of exterior walls at least 8", you then install T.G.I floor joist wall to wall and your ready for plywood(just remember to schedule a floor framing inspection before you install plywood). If your total span with the TGI is over 36’ you may need to add a support beam on top of walls to tie TGI’s into using TGI hangers
Either way you do it, it saves a big mess , time and money. All things that make a happier customer!
I guess it would all depend on the area of the country…Here in Fla. our duct work is in the attic, other parts of the nation have ducting in the floors, also depends on the age of the house, adding living space would mean a panel upgrade, an HVAC upgrade…lots of unanswered questions for me to give you an exact answer.
I’ve completed this particular job nearly 20 times in my career, and in all cases it goes like this.
Remove the entire roof structure & attic decking. Remove all insulation in the ceiling.
Since most attics are not built strong enough to carry a 40lbs/sf live load required for a living area, appropriate size floor joists are laid alongside the existing ceiling joist. Then cover the deck with 3/4 t&g sub-floor plywood, and you now have a floor strong enough to build a 2nd floor on.
Build your 2nd floor walls, & put a new roof on it all within 2 weeks or less without getting the family your working for wet, & the rest of the job moves along nicely.
I have never once removed the 1st floor ceiling, drywall, ceiling joist or electrical to add a 2nd floor & in all cases, the family has lived in their house during construction.
Two words of caution at this point. All the ends of the newly sistered floor joist must rest on bearing walls that are commonly found down the center line of the house, and under those walls, the beam in the basement must be strong enough to carry a 2nd floor addition or be strengthened enough to carry a 2nd floor.
Sometimes LVL’s are added to each side of the basement center beam, sometimes additional columns, sometimes a wall built underneath the beam, but this also requires a continuous footing under your cement floor.
In all cases, this is a sizable & considerable major remodeling job. Do your due diligence, interview 4 -6 contractors, get detailed pricing from most, get referrals, insurances, licensing info, and most importantly, make sure your contractor is reputable, honest & trustworthy.
The first step is to provide your local building department with the required paperwork for approval of your project. I recommend you hire a service professional familiar with retrofit additions.BCI provides professional services for all phases of your project, from the planning stages to the completion of your final inspection. There may be ways to add a second floor without disturbing the first floor, but in my experiences the scope of work required to complete this type of permitted project will include the alteration of at least some of the said building materials.
There isn’t a way to build a second floor addition without disturbing the first floor, you have to remove the roof and all contents in it to an open floor where new floor trusses would be installed after a knee wall is installed which will carry the new floor trusses, also new columns and tie downs (concrete filled cells) -this is done by cutting the walls from the exterior side and installing rebar or as indicated on structural plans
Just because you don’t know how you should never say it can’t be done. All you have to do is take Look at my job photos and read my reviews I have done many 2nd floor additions without even removing the drywall from the first floor ceiling except for the new stair well or if it had a 2 story open foyer… it’s done with 18" structural I joist that span up to 32’ if you need more than 32’ you need add a beam to carry the load. this is all done above existing ceiling/attic floor , your baring points are still the exterior walls. It makes the job a lot faster to build and limits exposure time but the materials are extremely high.
You are referring to adding a second story above a flat roof, and even in that case you still need to cut out for the stairs to access to…
Also if you need to use existing HVAC system to bring ventilation to your second story addition you will have to alter the existing ceiling and that goes for electrical and plumbing if required.
I’m referring to adding a second floor to any cape code or ranch style home. I’m sorry you don’t have the knowledge or experience to understand how certain things get done and it works in my favor.
Simple things you mention as an issue like hvac and plumbing and electric show your not much of a thinker. For the sake of your business you be sure of what your saying before you go on a website and make a fool of your self. I can assure you with good planing and an architect like I provide for my customers …you would turn existing roof vents into drain lines then add new vents , you would then put in a separate hvac unit for the second floor that would be placed in the new attic and for the electric you would put in a 100 amp sub panel so you only have to run one wire to to the main panel. so that leaves one 100 amp service cable and 2 water lines to get through the house and of course you open where the stairs go that’s part of the addition and I mentioned it earler and if you were real bright you would take advantage of that and run your service cable and you 2 water lines in that area since it has to get opened anyway!! Not All Contractors are Builders and there’s Only one Quality Building & Restoration LLC!
You’re referring to converting a huge attic of a ranch style home into a living space, yes you’re right I never have the opportunity to work in one of those before, I give you that and I now understand where you coming from.
Cheers
Dear quality building .what would be the cost if you had to build a second story without disturbing the first floor.The house is 70sqm.Thank you