Q: We adore our Craftsman bungalow, but it’s starting to feel a little cramped. Is adding a second floor worth the investment?

A: Adding a second-story addition to your home is a big decision, and one we’re seeing more and more people consider as the Seattle real estate market makes transitioning to a larger home more challenging.

Adding a second story is one of the most complicated remodeling projects you can take on, and not for the faint of heart. Long permit wait times, labor shortages and product delivery delays are already making remodeling projects more drawn out and convoluted than they were before the pandemic. When you add in roof removals and complex structural engineering requirements (often on homes nearly a century old) you’ll understand why these types of projects scare off many homeowners. When it comes to additions, not all are created (or priced) equally. A simple dormer addition may be enough to expand the second floor you already have, and is more straightforward than a partial or full second-story addition, because the scope of the project is much smaller. When a client asks me if adding a second story or onto a second story makes sense, here are some of the options I suggest they consider.

Dormer additions: These are a great option when you already have stairway access to a second floor that’s cramped due to a sloped ceiling. By reconfiguring the roofline and adding windows, you’ll not only create enough height to add a bathroom or bedroom, but you’ll also bathe your new space in natural light. Design-build clients receiving both design and construction services for these additions can expect prices starting around $325,000.

Partial second-story additions: These additions are good for homes that may need a new primary suite added upstairs, or other small-space additions. Satisfying plumbing and sewer requirements for a new bathroom will always add costs and complications, but for most homeowners an additional bathroom will greatly improve their quality of life and increase the number of years they can stay in their home.

It’s worth noting that a significant amount of work is required on a home’s main level to incorporate a staircase into the space in a way that seems organic. These are challenging projects that involve long lead times and construction periods, but they are also incredibly rewarding once complete. Average 2022 pricing for partial additions costs around $650,000 for Seattle homeowners.

Full second-story additions: The ultimate space-creating project, a full second-story addition essentially doubles your living space. It’s not uncommon to add a full primary suite (bedroom, private bath and walk-in closet), two additional bedrooms, another bath, a laundry room and a staircase. This type of second-story addition will impact your home the most. You’ll need to plan on replacing siding, repainting and making sure the walls and foundation are engineered to support the new floor and meet current seismic standards. We’re seeing quotes for these projects starting at around $750,000.

Is “up” better than “out?”: Expanding your home’s footprint into your yard will usually be easier than adding a second story. But just because homeowners have yard space doesn’t mean it’s the best choice. Sometimes, it’s not worth sacrificing what limited outdoor space homeowners have for a new primary suite or home office. The City of Seattle also limits how much of a home’s lot can be built. In the end, expanding your home’s footprint while trying to retain adequate yard space may not be worth it. Going up can maximize both square footage and green space. Many homeowners who choose a second-story addition pursue a combination of up and out, adding a small addition to their main level and then adding a larger addition on top of that, so they maintain their outdoor space while also gaining square footage.

Adding a second floor isn’t a quick project, and most reputable Seattle companies with the skills to tackle the work will have long backlogs. However, I encourage you to stay the course and embrace the vision you have for your home. Waiting 18 months before you can move into your new addition may seem too long, but if you want your investment to pay off, the wait will be worth it.

Teri McDermott is owner and CEO of CRD Design Build, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling or residential homebuilding question you’d like answered by one of MBAKS’s more than 2,600 members, write to homework@mbaks.com.

Credit Cindy Apple Photography for Model Remodel

Q: The days are longer and warmer and spring cleaning is calling. But it feels a little daunting. How do I organize my home and keep it tidy throughout the summer?

A: Spring has arrived in Seattle and it’s time to tackle indoor cleaning before summer arrives. If you’re feeling overwhelmed, it could be due to a lack of proper organization and storage.

As a remodeling company, we’ve come to learn that the biggest difference between before and after photos is simply the amount of stuff present. Surprisingly, it’s not always about the extra cabinetry or closets; sometimes it’s just clutter. A decluttered home not only looks better, but it can reduce your stress and make you feel better too. So, don’t just organize—declutter.

Picture-perfect homes are as much a result of decluttering as anything else. Newly built or remodeled spaces have an advantage because the owners haven’t lived in the space long enough to accumulate stuff, but even a well lived-in home can look pristine with regular decluttering. Your home may never be as perfect as a Pinterest photo, but you can make some big strides toward that ideal if you know what to focus on.

The trick to decluttering is having fewer possessions and regularly keeping stock of what you actually need in your home. This makes organizing and storing items you decide to keep a lot easier. The process needn’t be extreme or painful. Just set aside a fixed amount of time—say two hours—to declutter a room in your home. Don’t try to tackle it all at once. First, take everything out of drawers, off shelves and surfaces. Then, clean and put back half of what was there before, keeping only the things you truly value. Display objects that hold the most meaning or make you happy. Put the rest in one of three piles: discard, organize, or store.

If you don’t need it, find a way to donate it before throwing it away. Goodwill, Salvation Army, consignment shops, and reuse stores abound in and around Seattle. If you do need it, organize it with similar items elsewhere and/or store it out of sight for later use. For limited storage areas such as bedside tables and bathroom vanities, consider keeping only necessities within reach. Store the rest in the linen closet or utility room after organizing those items into groups. You’ll find natural groupings such as body products, books, candles, etc. Organize first, then store together.

Once you know how much you have, you’ll be able to acquire storage solutions that truly fit. Don’t buy storage before you know what you’re storing! Bins, baskets, racks and hooks are all your friends, provided you utilize them properly. There are custom storage solutions for almost everything, so feel free to get as creative as you like. Excess items—we’re looking at you Costco shoppers—don’t look or feel like clutter when they are organized and stored away properly.

Decluttering at least once a year is ideal, so spring cleaning is the perfect time. Otherwise, things pile up and certain areas of the home become dumping grounds for items without a designated place.

If you’re still not feeling tidy after decluttering, a remodel may be your best option to achieve a layout and look you’ll love—with extra storage! Regardless, decluttering should always be your first step to spring cleaning.

 

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Emma Zimmerman is the marketing specialist at Model Remodel, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ nearly 2,800 members, write to homework@mbaks.com.

Q: As Seattle enters Safe Start phase two, I’m hoping to host some small, socially distant, outdoor get-togethers. Are there any quick, inexpensive ways to make my backyard more inviting?

A: Adding some ambient lighting with string lights can transform your backyard into a space to reconnect after a long stay-at-home spring. String lights are extremely versatile—they can be hung in many different lengths and patterns and are easy to attach to a variety of surfaces. They only take a few steps and supplies to install.

It’s more important than ever to have an outdoor living space to host family and friends safely and comfortably. Adding a simple element like string lights is not only cost-effective, but is a stylish way to designate space and create an intimate, relaxing backyard retreat. Start by planning your layout and gathering your materials.

Plan Your Layout

Examine your space and see what you can work with. Do you have a tree, fence, or standing structure that lights can be attached to? If yes, great! If not, you can create your own while simultaneously adding landscaping with string light planters. This fun side project uses four-by-four outdoor posts, planters, and a few other materials to create the structure needed for hanging lights.

Next, try to envision your string light layout—do you want a canopy, zig zag, or outline? Once you have an idea of how you would like to hang your lights, get out and take some measurements.

Tip: It can be helpful to sketch the design out on paper before measuring so you can label the lengths of your lights.

Gather Your Materials

• String lights: Use your measurements to order the correct length of string lights to cover your design. LED string lights are a great option because they’re long-lasting and energy efficient.
• 2 ⅝” screw eyelets: You will need one screw-in eyelet for every surface point that will attach to your lights. It’s always a good idea to have a couple extra on hand just in case.
• Zip ties: These will be used to attach your lights to the eyelets. Most string light cords are black, so use matching black ties to help keep them hidden from sight.
• Scissors: To cut the excess length of your zip ties after attaching.
• Drill: To make starter holes for your eyelets.
• Measuring tape and pencil: To use for placement of screw eyelets.

Install Your Lights

Now that you have your plan and your materials, it’s time to put it all together.

• Step 1: Measure and mark contact points
  For adequate headspace you’ll need to install your eyelets at least eight feet from the ground. String lights look best when installed evenly, so use your measuring tape and pencil to mark each point where you plan to attach a screw eyelet. If you are attaching to a tree, it may be easier to mark with chalk or tie a string. If your yard isn’t level, you will need to take that into account and adjust your measurements accordingly.
• Step 2: Install hooks
  Use a power drill to make starter holes at your marked locations. Screw in the eyelet until the threaded portion is completely concealed within the surface. Install all eyelets before connecting any string lights.
• Step 3: Attach string lights
  Start attaching your string lights with the plug-end at the location closest to a power source. Use a zip tie to secure the light cable to each eyelet along your pre-planned path. Attach the zip ties loosely at first in case any adjustments need to be made along the way. Once your lights are hung, fully secure each zip tie and snip off the excess plastic with scissors.

Now it’s time to go enjoy your newly updated space with family and friends! Cheers to a safe and healthy summer.

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Rachel Dixon is the marketing manager at Seattle Lighting, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ more than 2,600 members, write to homework@mbaks.com.