Additions
Rear and side additions
A room that wasn't there, joined to the house so you can't find the seam.
Most intown lots slope, have big trees and sit close to a neighbor. We start with the lot, because it decides where the room can go before the family decides what it's for. Then we draw, permit and build it: foundation, frame, roof tie-in, wiring, plumbing, heating and cooling, and finishes.
What's in it
Lot check: setbacks, trees, slope and where the water goes
Foundation to suit the site, slab or crawl space
Framing, roof tie-in and matching the existing siding or brick
Wiring, plumbing and the heating and cooling for the new room
Windows, floors, trim and paint to a finish schedule you approve
What it doesn't include
Left out unless the contract says otherwise
Landscaping beyond the work area
We restore what we disturb. New beds, patios and fences are a separate conversation.
Furniture and window treatments
The room is finished and painted. What goes in it is yours.
Fixes hidden in the existing house
Old wiring or rot we find while connecting is priced when we see it, with a photo, in a change order.
What changes the cost
Four things that move the number
Square footage is the smallest of them.
The foundation
A slab on a flat lot is simple. A crawl space on a slope with a retaining wall is a different job.
The roof tie-in
A simple extension of the ridge is cheap. A valley and a new pitch over old framing is not.
What's inside the room
A bedroom is a different cost from a kitchen or a bath, because of pipes and cabinets.
Heating and cooling
Sometimes the old system can carry the new room. Often it can't, and a new zone is part of the job.
How it goes
What the build looks like
- 01
Step 1: Site protection
Tree fencing, a dumpster, a path to the back and a temporary power pole. Your yard has a clear working edge from day one.
- 02
Step 2: Foundation and frame
Footings, then floor, walls and roof. The framing inspection happens before anything is covered.
- 03
Step 3: Dry-in and systems
Roof, windows and house wrap go on, then wiring, plumbing and ducts, then insulation, each inspected.
- 04
Step 4: Finishes and connection
Drywall, trim and paint, then we open the wall between the old house and the new room last.
Permits and rules
Setbacks, trees and review
A rear or side addition needs a building permit, and most intown lots have a setback or tree rule that shapes it. Some streets also have design review. We check which apply before you pay for construction drawings.
Who does what
We: lot check, drawings, permit application and inspections
You: sign the application and choose finishes on the schedule
The city or county: reviews drawings and inspects each stage
Examples
Sample work
Showing 3 of 3
Sample photos.
Questions
Rear and side additions
Can I live in the house during the build?
Usually, yes. The new room is built outside the old walls, and we open the connection at the end. You'll hear us and see us, and we keep a clear path to the back door.
How do you match the brick or siding?
We take samples to the supplier first. Sometimes a match is close, and sometimes we use a trim detail or a change of material to make the new room look planned.
Will the existing heating and cooling handle the new room?
We run the numbers before drawing. If it can't, we add a zone or a second system in the plan, so it isn't a surprise in month three.
What if the lot is too tight?
Then we say so at the site visit, with the setback on the drawing. Sometimes a smaller footprint or a second story fits where a rear addition doesn't.
Is there room for a room?
We'll walk the lot, check the setbacks and give you a straight answer.