Home additions, built to fit right in.
Family outgrowing the house? A new room, a second story, a mudroom, or a sunroom. You sign one contract. We hold the whole thing together and protect the house you already have. We're honest up front: an addition starts with weeks of drawings and permits before anyone picks up a hammer. We'll map that out so it's no surprise.
Four scope tiers, one contract
Mudroom addition (3-6 weeks on-site, $20K-$50K). Sunroom (4-8 weeks, $40K-$120K). Room addition single-story (8-16 weeks, $80K-$200K). Second-story addition (16-24+ weeks, $200K-$500K+). Each scope has its own pre-construction timeline - 4-20 weeks before on-site work starts.
Three trades in-house, four coordinated
In-house: electrical, plumbing, Class B Builder coordination. Coordinated: architect (for designs requiring engineering), structural engineer, foundation contractor, roofing contractor, HVAC contractor. We have worked with the same NoVA sub partners for 10+ years. You sign one contract with us; we coordinate the rest.
Pre-construction matters as much
Architect drawings, zoning review, HOA approval, structural engineering, building permits - all happen before demo starts. Smaller additions (mudroom, sunroom): 4-8 weeks pre-construction. Second-story additions: 12-20 weeks pre-construction. We tell you up front so you can plan.
Which kind of addition are you picturing?
A mudroom and a full second story are both additions. They're not the same project. The cost, the timeline, and the disruption are worlds apart. Detailed pages for each are on the way. Here's what each one actually involves, so you know which conversation you're starting.
Room Addition (Single Story)
Single-story room addition - adding 200-800 sqft to your existing home. Bedroom, family room, home office, dining room, or kitchen-area expansion. Typical scope: 8-16 weeks on-site, $80K-$200K mid-range. Foundation (slab or crawl), framing, roofing tie-in, siding match, electrical, plumbing if applicable, HVAC extension, finishes. 6-12 weeks of pre-construction for drawings and permits.
Second-Story Addition
Adding a full second story to an existing single-story home. Largest-ticket Anson project - typical scope: 16-24+ weeks on-site, $200K-$500K+. Requires existing-foundation assessment (most second-stories need foundation reinforcement). Architect, structural engineer, full re-roofing, often new HVAC. 12-20 weeks of pre-construction. Family generally relocates during the project. Not a project to take on without a long planning runway.
Mudroom Addition
Small footprint addition for entryway organization, drop zones, and family flow management. Typical scope: 3-6 weeks on-site, $20K-$50K. Often combined with garage-to-house entry remodel for the full mudroom experience (bench, lockers, drop zone, washer/dryer if scoped). Pre-construction: 4-8 weeks for drawings and permits.
Sunroom / Four-Season Room
Sunroom addition with HVAC integration - a true four-season living space. Different from a screened porch (which is in Outdoor Living). Typical scope: 4-8 weeks on-site, $40K-$120K. Foundation, framing, windows (Andersen or Pella typical), roofing tie-in, electrical, HVAC extension for year-round comfort. Sunrooms with HVAC are taxable square footage; screened porches are not.
Recent additions across Northern Virginia
What does adding on to your house actually look like?
An addition runs in two halves. First the paperwork: drawings, permits, engineering, HOA. Then the building: foundation through finish. The first half often takes as long as the second, and it's the part most people don't see coming. We map the real timeline for you at the consultation. You'll know which weeks will be loudest and whether you'll need to move out for any of it.
Free consultation (90-120 min)
We walk the existing structure, discuss the proposed addition scope, assess existing foundation capacity (critical for second-story additions), evaluate setback and zoning constraints, and identify utility tie-in routes. No high-pressure pitches. Honest about what's achievable on your specific lot and budget.
Drawings + pre-construction proposal
We coordinate the architect partner (if needed) for design and structural engineering. The initial proposal includes pre-construction scope (drawings, permits, engineering) plus construction scope (full build). Pre-construction timeline: 4-20 weeks depending on addition size.
Permit, demo, foundation, build, finish
Pull all permits. Foundation pour first. Framing inspection. Electrical and plumbing rough-in (us). Roofing tie-in (sub). Drywall, insulation, and finishes. Weekly photo updates throughout. Typical room addition: 8-16 weeks on-site. Second-story: 16-24+ weeks.
Inspection + punch list + walkthrough
All permitted inspections signed off. We walk through with you, build a punch list together, and address every item before final payment. Manufacturer warranties, roofing warranty, and window warranties handed over.
Questions homeowners ask about additions
What does a home addition cost in Northern Virginia?
Mudroom addition: $20K-$50K. Sunroom (four-season): $40K-$120K. Room addition (single-story): $80K-$200K mid-range. Second-story addition: $200K-$500K+. Cost scales with square footage, foundation type (slab vs. crawl vs. existing-foundation reinforcement for second-stories), structural complexity, finish level, HVAC scope, and sometimes utility-side upgrades (electrical service, sewer, water - rare but possible).
The biggest cost variables: square footage (additions run roughly $200-$400/sqft on the low end, $400-$800+/sqft on the upper end), foundation complexity (slab cheapest, crawl mid-range, full basement most expensive), second-story foundation reinforcement (often $20K-$50K alone if the existing foundation needs strengthening), roof complexity (matching existing dormers and pitches adds cost), and HVAC (extending the existing system vs. adding a new mini-split or rooftop unit). We give you a written proposal with a schedule of values during the consultation phase after the architect drawings are complete.
How long does an addition take?
On-site work: 3-24+ weeks depending on scope. Mudroom: 3-6 weeks. Sunroom: 4-8 weeks. Room addition: 8-16 weeks. Second-story: 16-24+ weeks. Pre-construction (drawings, permits, engineering, HOA) adds 4-20 weeks before on-site work starts. Total project, from initial consultation to completion, typically runs 4-9 months for room additions and 8-15 months for second-stories.
The schedule has two halves: pre-construction (paperwork, drawings, approvals) and construction (foundation through finish). For many homeowners, the pre-construction half feels slow because nothing visible is happening - but architect time, permit review, structural engineering, HOA review, and bidding subs all run sequentially. Once construction starts, it is continuous on-site work (5-day weeks typical, sometimes 6) until completion. We give you a written master schedule with both phases mapped during the proposal, including realistic permit-lead-time estimates for your specific NoVA jurisdiction.
Do we need to move out during the addition?
For most room additions and sunrooms: no. The work happens outside the existing house envelope; we cut the tie-in opening late in the project, minimizing exposure. For second-story additions: often yes, at least temporarily - the existing roof comes off, the second story gets framed, and weather protection is incomplete for several days. Many families relocate for 4-8 weeks during the peak disruption window.
The disruption variables: tie-in cut timing (room additions: late in project, minimal disruption; second-stories: early, major disruption), weather exposure (we use temporary weatherproofing but rain during the wrong week can be brutal), and dust and noise tolerance (construction is loud and dusty; families with infants or work-from-home often choose to relocate). We are honest during the consultation about which weeks will be most disruptive and help you plan around them. For second-stories specifically, we recommend planning a temporary relocation during framing.
Do you handle HOA and zoning approval?
We coordinate the HOA submission paperwork and the zoning review. For HOA: most NoVA newer subdivisions require architectural-committee approval of exterior changes - we provide the drawings, materials list, and color samples. For zoning: we verify setback compliance and lot coverage during the design phase; if a variance is needed (common for tight-lot additions), we coordinate with the architect on the variance application.
Common NoVA zoning issues: front-yard setback (additions cannot encroach on the front-setback line; sometimes a side or rear addition is more feasible), lot coverage (older subdivisions often have lower coverage limits than newer ones), and HOA exterior-material requirements (some HOAs specify siding type, roof color, window manufacturer). We catch these during the design phase before drawings are finalized - much cheaper to adjust drawings than to redesign mid-permit. Variance applications add 4-12 weeks to pre-construction.
Can my existing foundation support a second-story addition?
Often yes, but not always. Existing foundation capacity depends on age and construction type (poured concrete vs. block vs. older stone), footing depth and width, and condition (cracks, settlement). We coordinate with a structural engineer during the consultation phase to assess. Many existing foundations can support a second-story with minor reinforcement; some need significant reinforcement; rarely, the existing foundation can't be reinforced economically and the addition is not feasible as drawn.
The structural engineer's site visit and analysis is typically the first pre-construction step on a second-story addition because everything downstream - drawings, cost estimates, feasibility - depends on it. Cost: $1,500-$5,000 for the engineer's assessment and report. If the foundation is adequate as-is or with minor reinforcement, the project proceeds normally. If significant reinforcement is required (steel I-beams, pier installation, foundation underpinning), we add that scope to the proposal - typically $20K-$50K depending on extent. If the existing foundation can't be reinforced economically, we discuss alternatives: a side addition instead of up, a smaller second-story footprint, or addressing only the structurally-feasible portion.
What homeowners usually fold into an addition
Once a wall is open and a crew is on site, it is often the right moment to handle the kitchen or bath going into the new space, finish the basement below it, or upgrade the electrical the addition is about to lean on - all under the one contract.
Thinking about adding on? Let's see if it works.
Start with a free consultation. We'll give you a straight read on whether it's feasible, what it will likely cost, and how long it will really take, before anyone drafts a drawing. We're not the cheapest, and we'll be honest about that too. Class B Builder, Master Electrician, and plumbing in-house, with foundation, roofing, and HVAC coordinated.