Add, go up or move
Three ways to get the room you need
Read down a row to see how the three compare on one point. A tick marks the option that comes out ahead on that row, and many rows have none, because it depends on your house.
| The question | Move | Second story | Bump-out |
|---|---|---|---|
| What it is | MoveA different house with the room already in it | Second storyA new floor over the existing one | Bump-outOne or two rooms pushed out from the back or side |
| How much lot it needs | MoveThe lot comes with the house | Second storyBetter: Stays inside the footprint you have | Bump-outNeeds yard. Setbacks, tree-save areas and easements set how far it can go |
| Living in the house | MoveTwo moves and a closing date | Second storyThe roof is open for a time, and many families move out for part of it | Bump-outBetter: Most families stay |
| Light and rooms on the ground floor | MoveWhatever the new house has | Second storyThe ground floor keeps its light, and a stair takes some floor space | Bump-outCan block windows on the side it grows toward |
| What the structure must carry | MoveBetter: Nothing to check | Second storyExisting walls and footings carry a new floor, so we open and check them first | Bump-outNew footings, tied to the old |
| Heating and cooling | MoveWhatever the house has | Second storyOften a second system for the new floor, with ducts through the old one | Bump-outExtend the existing system, or add a zone |
| Surprises you can't see | MoveBetter: A home inspection finds most before you buy | Second storyOld framing, wiring and ducts show when the roof opens | Bump-outLimited to the wall we open |
| Permits and approvals | MoveA mortgage, an inspection and an appraisal | Second storyA building permit and an engineer's drawings, with zoning height limits to check | Bump-outZoning and a building permit, with an HOA review where there is one |
| Where the money goes | MoveAgent fees, closing costs, moving and a new mortgage rate | Second storyStructure, stairs, a new roof over the house, systems moved | Bump-outFoundation, framing, a roof section, finishes |
| Keeping the street you know | MoveNo | Second storyYes | Bump-outYes |
How we help you choose
We draw two options before you pick one
The comparison above is general. The one we write for your house is specific, and it can say that moving is the better answer.
At the first visit we measure, look in the attic and crawlspace, and check the lot against the zoning rules. Then we write up each option that fits the house, with the drawings, the permits it needs, what it asks of the structure and what it asks of your family. Pricing comes after you've chosen, as the pricing page explains.
A written comparison for your house, with sketches
What each option needs from the lot and the structure
What happens to your family and your schedule during the work
Questions that settle it
Six questions to answer before you choose
Each one narrows the three. You don't need exact answers; a walk around the house settles the rest.
Does the lot have room?
Setbacks, easements, trees and the septic field (outside the city sewer) decide whether a bump-out can go where you want it.
Can the house carry it?
A second floor needs footings, walls and framing that can take the load. We find out by looking, not by assuming.
Can your family stay?
Bump-outs rarely need a move. Second stories may. Decide what your family can live through.
Is the problem rooms or the neighborhood?
If the schools, the commute or the street are the problem, an addition fixes the wrong thing.
What does your mortgage allow?
A move means a new rate. An addition may be financed differently. Talk to your lender before you choose.
How long do you need it?
If you'd leave in a few years anyway, the plan changes. We'll say so.
Bring us the house and the question
We'll walk it with you and write up what fits.