Second Story Additions Toronto

If you love your existing home but require more space, Novacon Construction has a solution for you: add a second floor to your home. Novacon Construction is a Toronto design-build company that has designed and built second-storey additions since 2004. We handle the structural assessment, architectural and structural drawings, zoning review, City of Toronto permits and construction under one team, and we are a Best of Houzz 2025 award recipient.

Our second-story addition services are ideal for those in the Toronto area looking to enhance their homes without compromising on quality or style. We understand the nuances and complexities of building upwards, ensuring that your second-floor addition seamlessly integrates with the original structure. Choose us for your home extension and watch as we shape your vision into a stunning reality.

Second-Storey Additions in Toronto at a Glance

  • Who we are: a licensed, bonded and insured Toronto design-build company based in Scarborough, building major additions since 2004, with over 500 projects completed. Best of Houzz 2025 award recipient.
  • A boutique builder: we take on a limited number of major projects each year, typically 6 to 10, so we can give each one the attention it needs from planning to handover.
  • Firm fixed price: every Novacon contract is firm fixed price, so you know your construction cost before work begins.
  • Best suited to: bungalows and ranch homes that need more bedroom space, and homes on smaller Toronto lots where lot coverage is maxed out or the rear yard is worth keeping. On older semi-detached homes we often combine a rear main-floor addition with a second-floor primary suite.
  • It starts with a structural assessment: an engineer reviews the existing walls, foundation and floor structure before design begins, so any reinforcement or underpinning is known up front.
  • Typical 2026 construction cost (before HST): $450 to $650 per sq. ft.; a 700 to 800 sq. ft. second storey commonly runs $315,000 to $520,000 in construction cost. See the full cost guide.
  • Typical timeline: about 8 to 14 months from the start of design to completion, with a meaningful share of that in design and permits. A Committee of Adjustment minor variance, if needed, adds 3 to 4 months.
  • Zoning: building height, floor space index (FSI) and angular plane rules decide how large the new floor can be. We confirm these for your lot before design.
  • Living arrangements: the existing roof comes off, so most families plan to live elsewhere for at least the most intensive phase of construction. We plan this with you at the start.
  • One team: structural engineering, architectural and interior design, permits, inspections and construction, with a dedicated project manager, $5 million liability insurance, WSIB coverage and a 2-year warranty.

Last updated October 2026.

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Advantages Of a Second Story Addition

When it comes to home improvements, few can match the benefits a second-story addition brings. One significant advantage is the increase in square footage without eating into your property’s outdoor space. With a second floor, you’re literally building upwards, maximizing your lot’s potential while preserving your garden, patio, or pool area.

Adding a second floor provides much-needed increased living space, offering room for an extra bedroom, a private office, or even an entertainment area. It’s an efficient solution for growing families, home-based professionals, and individuals who simply want more from their homes. Additionally, second-story additions can substantially enhance your home’s value, making it a worthwhile investment for your future.

With Novacon Construction’s expertise in second floor additions in Toronto, you can rest assured that we’ll execute your project seamlessly, adding significant value and appeal to your home.

Excellent company! Amazing people! Great communication! Exceptionally conscientious and high-quality work! Would absolutely recommend them for big or small reno’s!

Pavel and his team are excellent people to work with. Attention is paid to every detail and suggestions and preferences listened to and acted upon. Their word is their seal. A quality build in a timely and very professional manner.

Novacon was not only very competent construction team who did great work but they were a pleasure to have in my home.

Second Story Addition Ideas

Whether it’s a full second-story addition or a partial one, the possibilities for new spaces are virtually endless. One popular option is adding more bedrooms to accommodate a growing family or guests. These rooms can be designed with individual bathrooms, ample closet space, and personalized elements to suit different needs.

If luxury and privacy are on your wishlist, consider a master bedroom suite with its own bathroom and walk-in closet. This option provides a tranquil, private space away from the rest of the home, functioning as a personal retreat within your own residence.

For those working remotely, a well-designed home office can be included in your second-story addition. With Novacon Construction’s design-build services, we can ensure your workspace is not only functional but inspiring, promoting productivity and creativity.

Adding a family room is another fantastic idea. This shared space can serve as the heart of the home, a place where everyone can relax, socialize, and enjoy each other’s company.

Novacon Construction brings your second-story addition ideas to life, creating spaces that are tailored to your specific needs and desires in the Toronto area.

Bedroom addition Toronto

Excellent company! Amazing people! Great communication! Exceptionally conscientious and high-quality work! Would absolutely recommend them for big or small reno’s!

Pavel and his team are excellent people to work with. Attention is paid to every detail and suggestions and preferences listened to and acted upon. Their word is their seal. A quality build in a timely and very professional manner.

Novacon was not only very competent construction team who did great work but they were a pleasure to have in my home.

Design Build Construction

We pride ourselves on being an award winning design build contractor. This approach to construction combines the design and build phases into a unified project. This streamlines the process, making it more efficient and cost-effective.

Design build construction allows us to collaborate closely with you from the start, ensuring the new living space aligns with your vision. We handle everything in-house – from initial drawings and permits to the final build, offering you peace of mind and a smooth construction experience.

Our dedicated project manager will be your single point of contact throughout, updating you on the progress and addressing any queries or concerns promptly. This level of coordination and communication helps avoid miscommunications, delays, and unexpected costs, ensuring your second-story addition project proceeds smoothly and on schedule.

What a Second-Storey Addition in Toronto Involves

A second-storey addition is one of the most structurally involved projects in residential construction. These are the stages we work through with every client. For a longer walkthrough, read what’s involved in adding a second storey to a Toronto home.

1. Structural assessment

The new floor adds load the house was not designed to carry. Before any design work, the existing wall framing, the foundation and the floor structure are assessed to confirm what they can support. Some homes need only modest reinforcement; others need upgraded framing, new beams and posts, or foundation underpinning. Finding this at the planning stage, rather than mid-construction, protects both budget and schedule.

2. Zoning: height, FSI and angular plane

Adding a storey increases building height and floor space index, and Toronto’s angular plane rules control how the upper floor must step back from neighbouring properties. On some lots the addition is permitted as-of-right; on others it needs a minor variance from the Committee of Adjustment. See how zoning affects additions in Toronto.

3. Permits

The City of Toronto building permit submission includes architectural drawings, structural drawings stamped by a professional engineer, a site plan and Ontario Building Code compliance documentation. Novacon prepares the application and coordinates inspections throughout construction.

4. The roof comes off

The existing roof is removed, the new floor and walls are framed at that level, and a new roof is built above. The home is protected with temporary weatherproofing during this phase, and we schedule the most exposed work around the weather.

5. Mechanical, electrical and plumbing

Heating, cooling and ventilation must serve two levels, which often calls for a new or supplementary system for the upper floor. New bathrooms need supply and drain lines run through the existing house, and older homes frequently need an electrical service upgrade to carry the added load.

6. Living through the project

The roof removal and upper-floor framing phase is the most disruptive. Some families stay for parts of the project; most arrange temporary accommodation for the most intensive phases. We give you a realistic picture before construction begins.

“Just wanted to share our gratitude to the Novacon team for the exemplary work completed on our recent 2nd storey renovation.” Andrew Teggelove, Toronto (Google review)

See related Toronto projects: East York home addition and renovation, Bloor West renovation and addition and The Beaches major renovation and addition.

Cost of a Second Story Home Addition in Toronto

The cost of a second story home addition can vary widely depending on a range of factors including the size of your home, location, and the square footage you plan to add. It’s important to note that each home is unique, requiring a customized approach.

In 2026, hard construction for a second-storey addition in Toronto commonly runs $450 to $650 per square foot, more per square foot than building outward because the roof comes off, the structure below often needs reinforcing, a staircase has to be integrated and every mechanical system extends upward. A 700 to 800 sq. ft. second storey commonly runs $315,000 to $520,000 in construction cost. Combined projects, such as our most popular addition for older semi-detached homes (a rear main-floor family room and kitchen with a second-floor primary bedroom and ensuite above), start at around $350,000.

Those figures are construction only. Kitchens typically start at around $40,000 and bathrooms at around $25,000 each, design and architectural fees typically run $10,000 to $20,000, and permits, a 10 to 20 percent contingency, temporary accommodation and 13% HST sit on top. Our Toronto home addition cost guide and second-storey cost breakdown walk through the full budget.

Planning a bungalow second-storey addition? Ranch and bungalow homes in Etobicoke, North York, Scarborough and East York are among the most common candidates, because their wide single-storey structure gives a relatively straightforward base for an upper floor once the structure has been assessed.

Interestingly, adding a second story may sometimes cost more per square foot than adding additional living space on the ground floor due to potentially having to replace major items such as the roof, electrical, plumbing, heating, and air conditioning systems, and incorporating stairs. Plus, reshuffling of the existing main floor living space to create a great room or larger kitchen may also add to the cost. Moreover, the cost will also hinge on what you plan to include on the upper floor. For instance, a laundry and bathroom will require more work and funds than merely adding a couple of bedrooms.

How Difficult Is It To Add a Second Story To a Home?

Learn More About Your Second Story Addition Options

Designing and building a second floor addition is a significant undertaking. As an experienced home addition contractor in Toronto, we aim to make the process as smooth as possible for our clients, providing clear communication, detailed planning, and superior craftsmanship throughout.

Whether you have a clear vision for your second floor addition project or you’re just starting to explore your options, our team is here to guide you. We serve Toronto and the surrounding GTA, providing expert advice and professional service at every step.

Our team is available for a free consultation, where we can discuss your needs, answer any questions you have, and provide you with a comprehensive understanding of what a second floor addition could look like for your home.

Call us today at 416-750-7555 or contact us below to schedule your consultation

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Frequently Asked Questions

In 2026, construction for a second-storey addition commonly runs $450 to $650 per square foot, so a 700 to 800 sq. ft. second storey is typically $315,000 to $520,000 in construction cost. Kitchens, bathrooms, design fees, permits, contingency and 13% HST are additional. See our home addition cost guide.

Most second-storey additions in Toronto take about 8 to 14 months from the start of design to completion, with a meaningful portion of that time in design and permits before construction begins. A Committee of Adjustment minor variance, if required, adds roughly 3 to 4 months.

Many can, but only a structural assessment by a professional engineer can confirm it. The assessment looks at the existing walls, foundation and floor structure and determines whether reinforcement or underpinning is needed. We complete it at the start of planning, before design is developed.

Not always, but the existing roof comes off, so most families arrange temporary accommodation for at least the most intensive phase. We plan this with you early because it affects both budget and schedule.

No. Novacon Construction Inc. will get all relevant permits required on your behalf.

Yes we are a full service DESIGN – BUILD company. We can provide full interior designs and architectural/engineer drawings to suit every type of project.

Yes, we carry $5,000,000 liability insurance and have WSIB. We will provide all clients with copies of our certificates.

Yes. All standard renovation or remodeling projects come with a 2-year warranty.

Novacon Construction has been in business since 2004, more than 20 years of design-build work on Toronto homes, with over 500 projects completed. Today we take on a limited number of major projects each year, typically 6 to 10, and every contract is firm fixed price.

Yes. Please see our reviews. We will also provide a list of previous clients when requested. You can also view our project gallery here.

Phone:
416-750-7555

121 Lebovic Ave, Suite C01
Scarborough, ON M1L 4T7

E-mail:
info@novacon.ca

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