Master Remodelers designs and builds second-story additions for homes in Houston, Pearland, Friendswood, League City, Clear Lake, and Galveston. Adding a second story doubles your living space without giving up your yard. We check whether your foundation and walls can carry the new floor, draw the plans, handle permits and deed restriction approvals, and build the addition to match your house.
Master Remodelers is a family-owned company that has been remodeling Houston-area homes since 1998. We’re licensed and insured, rated A+ by the BBB, and back our work with a lifetime workmanship warranty.
A second story makes sense when you need a lot more room but your lot doesn’t have it. It’s the right fit when:
If you only need one room, a room addition or a bump-out addition usually costs less. You can also turn unused space into living space with an attic conversion or a garage conversion. For more options, read 8 smart ways to expand your living space.
Some homeowners also use a second story as a rental unit. Rules on separate rental units vary by city and by deed restrictions, so we check yours before design starts.
Most Houston-area homes sit on a concrete slab, and the slab and walls were usually sized for one floor. Before we design anything, a structural engineer looks at the foundation, the walls and the framing to see if they can carry the added weight. If they can’t, the engineer specifies the reinforcement, such as added piers or beams. That work adds cost, so we include it in your estimate before you commit.
Yes. A second story is a structural addition, so it needs approved plans and a building permit:
We handle the permit applications and schedule the inspections for you.
A second story can put new living space above flood levels, which is one reason coastal homeowners build up. Two rules matter on the coast:
Learn more on our Galveston remodeling page.
A second story is one of the biggest remodeling projects you can take on. The price depends on:
Your estimate is free and itemized. Ask about home improvement financing through Slice by FNBO.
Read what homeowners say in our reviews, or browse the project gallery.
It usually does, because it adds finished square footage, bedrooms and bathrooms, which are what most buyers in the Houston area pay for. How much value it adds depends on your neighborhood and on how well the addition matches the rest of the house. A real estate agent can tell you what similar two-story homes nearby sell for.
Yes, in most cases. Your county appraisal district adds the new square footage to your home's appraised value. In Texas, the 10% yearly cap on homestead appraisal increases does not apply to the value of new improvements, so the first tax bill after the addition can rise by more than 10%.
Often, yes. Most existing systems are sized for the first floor only. An HVAC load calculation shows whether your current unit can handle the extra space. Many two-story homes in Houston use a separate upstairs unit or a zoned system so both floors stay comfortable.
If the second story has bedrooms, yes. Buyers expect a bathroom on the same floor as the bedrooms. Placing the new bathroom above an existing bathroom or the kitchen shortens the plumbing runs, which keeps costs down.
Yes. Call your agent before construction starts. You may need coverage for the home while it's under construction, and your dwelling coverage should go up when the addition is finished so the new space is insured.
Usually, yes. A balcony is designed along with the addition so the framing, waterproofing and railings meet code, and it goes on the same permit plans. Some deed restrictions and HOAs limit balconies that overlook a neighbor's yard, so check those rules first.
