The average second-story addition cost should be multiplied by the house’s total above-ground square footage. For example, a medium-quality project of a 1000 sq ft addition with 1000 sq ft of existing main floor space refurbishment and a corresponding basement would cost $600,000 on average.

This table below for second-story addition costs in Toronto excludes the installation of decks or porches, landscape work, and house appliances. This, however, can be added to the scope of work and finished along with the remainder of the house addition.

Demolition$30 000              $30 000              $30 000              
Construction$90 / sq ft.$110 / sq ft.      $120 / sq ft.
Rough-Ins$40 / sq ft.$40 / sq ft.         $50 / sq ft.
Exterior Finishes$45 / sq ft.$55 / sq ft.         $65 / sq ft.
Interior Finishes               $70 / sq ft.$80 / sq ft.$100 / sq ft.
Total$260 / sq ft.$300 / sq ft.      $350 / sq ft.
Drawings$10 / sq ft.$15 / sq ft.$20 / sq ft.
Toronto Second Floor Addition Cost Table – 2023

The table is based on a thorough refurbishment of a 1000 sq. ft. cottage with a 1000 sq. ft. second-story addition cost.

For more precise price estimation you can get help from a home addition contractor in Toronto.

Costs For Different Drawing Packages

Architectural blueprints and a city permit are required for structural and additional construction. So, why are certain drawings more expensive than others for the same size of work?

The first consideration for architects is the sophistication of the job and the need for extra documentation. Before submitting second-story expansion plans, the city may require arborist inspections, designated substance reports, MTO permits, and other items.

drawing package cost for second-floor addition

Another issue that raises the price of drawings is when clients want customized designs. Simpler drawings can be offered for the permit clearance in the cheapest package; however, more expensive packages can include exterior and interior 3D designs of how your house will appear after construction.

What Is the Price Difference Between a New Build and an Addition?

Based on current pricing in Toronto and the surrounding region, a house expansion with complete gut renovation is 20% less expensive than a new custom construction. Remember, we’re talking about the same size and finish materials inside and outside the house.

Most of the money saved comes from demolition, footings and foundation, permit and drawing charges, city disconnects, and existing concrete slabs.

new build vs second story addition cost

How To Figure Out the Type And Cost Of Materials For Finishes?

Another important factor that defines your second-story addition cost is the materials that you prefer to be used.

During the design stage, the project manager can recommend materials to help stay within budget. It may supplement window types, outside façade stone versus stucco, kitchen cabinetry, and other interior components and more budget-friendly home additions.

Unfortunately, materials can only be picked once the plans are at least halfway complete and there is something to base calculations on.

materials cost for home extension

Can Prices Increase During Construction?

The market for home improvement labor and products is constantly changing. It mostly rises, but there are some dips. Given that the typical period for permits and the complete building process is between 8 and 12 months, costs are always expected to rise.

Clients should skip the stress by signing a fixed-cost contract, but it is usually predicted a 5%-7% price increase. Because we assume the risk, fixed-cost agreements are initially more expensive.

second-story addition construction cost

Do You Work With Banks And Landers?

Contractors work with many lenders with whom clients have signed finance contracts. Contractors don’t propose any financial lenders, and the customer entirely must uphold their agreement.

Talk to the project manager about the specifics, and they’ll let you know whether your agreement may be changed based on the lander’s completion stage requirements.

The Average Second-Story Addition Cost

In Toronto, the average house extension cost for a second story is $245 per square foot. This comprises building the s and finishing the inside using mid-range materials. The second-story addition cost includes permits and architectural drawings. The cost of a full house remodeling is not included.

A professional contractor team will want to break down the usual prices of house expansion to prepare homeowners for budgeting. They will give comprehensive design and build services, which include everything from designing floor plans and collecting relevant permissions to completing your home’s makeover.

Second-Story Addition Cost for Drawings And Permits

Drawings and permit costs are $15 Per Square Foot. Getting an estimated budget for second-story additions and expansion in Toronto begins with examining the relevant drawings and permits. Adding a second story to an existing bungalow in Toronto typically varies from 600 to 900 square feet.

With more room on top, the remainder of the house’s structure alters with plumbing and drain lines.

While some may believe that plans and permits should be free, the effort required from architects and engineers is almost the same as in new house development.

second-floor extension permits cost in Toronto

Even though the second-story addition will be a small part of your new home, the city requires drawings for the entire house to ensure load support and existing dimensions for safety reasons, as well as construction that conforms to current ordinances.

In Toronto, budgets for relevant paperwork should range between $10 and $20 per square foot of additional area.

Demolition is Part of the Second-Story Addition Cost

Demolition is $30 Per Square Foot. Demolition must be completed before building the top of the existing home. The roof must be removed to add a second level to your house. The most often asked question is whether the roof framework may be utilized as second-story joists.

And the answer is no. Everything must be removed. Demolition of the framework includes drywall, insulation, electrical wire, and other items. When the second story is constructed, ducts and plumbing will have to be expanded, as well as along existing lines in the basement and main level.

home demolition cost

The renovation crew will have to deconstruct the drywall with the framework. Because the remainder of the home must remain undamaged, the work is normally done by hand. All rubbish-containing materials are removed and disposed of in construction waste containers.

Materials from demolition are transported to disposal sites, which charge renovation businesses by load or weight.


It’s $100 Per Square Foot. The second-floor construction will begin when the demolition is finished, and the necessary materials are on site. It starts with strengthening existing walls and building new ones to support the higher level with the roof.

Some posts may necessitate weight transfer to the basement, in which case new footings are constructed. The roof is constructed after all of the walls have been framed. It might be a site-built roof or supplied-designed roof trusses for installation.

Roofing materials are often metal sheets or asphalt shingles. The second-story expansion’s windows and outside doors installation completes the other box. Second-floor balconies or terraces are common in the downtown Toronto region.

In addition, exterior work is being completed. Because previous bungalows were largely constructed of brick, which is difficult to replicate, stucco and siding are popular exterior materials for modern second-story additions.

Interior Finishes is included in the Second-Story Addition Cost

Interior finishes are $100 Per Square Foot. Interior work prices will be calculated based on the complexity of labor and installation supplies. The team begins work on the house’s necessities, which include electrical wiring, a heating supply system, and water pipelines with drains.

The skeleton is insulated to protect the home’s outside walls from being exposed to the elements. City and electrical officials inspect these steps. The walls and ceiling are finished with drywall, often known as sheetrock.

Various alternatives and materials are offered when finishing the second-story expansion’s flooring, walls, doors, and bathrooms. The range of selected materials can be fairly broad; however, renovations in Toronto for mid-level items will cost roughly $100 per square foot.

renovation and addition

Renovation of the Entire House

It’s $200 Per Square Foot. Most older houses have a second level added to an existing cottage. Homeowners tend to renovate the entire house with extra work when making new renovations.

Some concepts are compared to remodeling on point, where you can learn more about how long it takes to create an addition to a house. An average cost of $200 per square foot is anticipated to improve and modernize the house’s existing floor area.

Reasons why it is best to do a home renovation and upgrades:

• Demolition of the main floor walls to create an open concept;

• Gutting the house for insulation and new electrical wiring;

• Demolition to extend the heating system and plumbing pipes;

• Increasing heights on all floors;

• Improving the view of the house.


Builders and contractors help by offering various home additions to increase house value and one of these additions is a second-floor extension.

Including a part of your budget for unforeseen expenses is a good idea. Different builders and contractors make different offers for second-story addition costs. Still, generally, it’s a good idea to budget 10% to 20% more for any alterations, repairs, and home addition costs that may be discovered during construction.

And if everything goes as planned, that’s an extra 10% to 20% you may keep when the house expansion is second-story addition costs are wrapped up!