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<\/a><\/p>\nPhoto\u00a0courtesy\u00a0of\u00a0Sweeten<\/span>\u00a0general contractor\u00a0Cecille M.<\/a><\/em><\/p>\n Sky-high prices and tight supply in the housing market are causing many Los Angeles-area families to stay put rather than sell. Whether you want your kids to remain in the same school district or can\u2019t bear the thought of losing your backyard citrus trees to a ground-floor addition, adding a second story to your existing home can alleviate all sorts of growing pains.\u00a0<\/span><\/p>\n Jean Brownhill is the founder and CEO of <\/span>Sweeten<\/span><\/a>, a free renovation platform that matches homeowners with licensed general contractors and tracks their projects. She\u2019s also a trained architect with over 15 years of experience in residential and commercial design, construction, project management and systems.\u00a0<\/span><\/p>\n We asked Brownhill to answer five common questions about what it takes to raise the roof (spoiler: it\u2019s not for the faint of heart) and the obstacles you\u2019re likely to face as a renovating Los Angeles homeowner.<\/p>\n \u201cBuilding a second story allows you to add square footage without taking away from your yard space,\u201d says Brownhill. \u201cIt can mean the difference between being able to stay in a neighborhood you love versus having to move for a bigger place.\u201d When deciding whether to remain in your home or put it on the market, do your due diligence. Find out how much it will cost to sell, factoring in agent commission, attorney fees, closing costs, moving expenses, etc., and then compare that to the cost of renovating and the potential value it could add to your property.<\/p>\n Photo: James Bombales<\/em><\/p>\n \u201cSweeten general contractors\u2019 most recent estimates begin at $200 to $300 a square foot, with the high end at $700 per square foot,\u201d explains Brownhill. \u201cOne of the key factors is the functionality of the addition; running plumbing as well as extending electrical lines can increase the cost and complexity of the renovation.\u201d<\/p>\n If you\u2019re looking to save money on your renovation, Brownhill suggests prioritizing your family\u2019s needs above flashy finishes and custom-designed features. \u201cYou and your design team are creating a new space from scratch, so take advantage of that and incorporate standard and easy-to-find items, from windows to door frames to the size of the bathtub. By using materials with a wide range of options, you’ll find more opportunities to save.\u201d Subway tile for the win!<\/p>\n Renovations hardly ever go entirely according to plan. Unexpected costs and timeline delays are par for the course, although there are steps you can take to mitigate those risks. One factor you have zero control over is the weather, so it\u2019s important to schedule your renovation strategically. \u201cEarly spring is best, to have it completed before winter, when LA gets more rain,\u201d notes Brownhill.<\/p>\n Structural issues are the biggest budget-busters of second story additions, according to Brownhill. \u201cHaving to reinforce the first-floor ceiling or walls, for example, or building a second story on a hillside lot, which will likely involve a soil engineer and report to assess if more foundational work is needed. A more controllable part of the budget is your vision of the space and what level of finishes you select, such as tile, fixtures and flooring.\u201d<\/p>\n If you\u2019re looking to add a bedroom and bathroom, you\u2019ll need to secure more than just a building permit. \u201cYour project will require electrical, plumbing and mechanical permits (if you have an HVAC system),\u201d says Brownhill. \u201cOther factors to consider are height restrictions, so as not to block your neighbor\u2019s view, especially with hillside lots, and powerline clearance, typically, a residential structure needs to be at least 15 feet below overhead power lines.\u201d<\/p>\n Photo by\u00a0Ameer Basheer<\/a>\u00a0on\u00a0Unsplash<\/a><\/em><\/p>\n Brownhill points out that zoning is not typically an issue for most second story additions, however, there are a few city ordinances you should be mindful of. \u201cIn recent years, some LA counties have passed measures to guard against \u2018mansionization,\u2019 where the architectural style of new builds or remodels clashes with original homes in the area,\u201d explains Brownhill. \u201cOne example is when the LA City Council reduced the floor area of new homes or proposed remodels to 45 percent of the lot size.\u201d<\/p>\n If you live in a Historic Preservation Overlay Zone (HPOZ) \u2014 there are <\/span>35 such neighborhoods<\/span><\/a> in Los Angeles, including Miracle Mile, Hancock Park and Angelino Heights \u2014 you must obtain approval from the HPOZ board in order to make any changes to the exterior of your home.\u00a0<\/span><\/p>\n1. What are the benefits of adding a second story?<\/b><\/h3>\n
<\/a><\/p>\n2. How much will it cost?<\/b><\/h3>\n
3. What obstacles could my renovation potentially face?<\/b><\/h3>\n
<\/a><\/p>\n4. Are there any LA-specific building codes and bylaws I should be aware of?<\/b><\/h3>\n