Additions · The Colony, TX

The Colony TX Second-Story Addition

A second-story build-up over the existing first floor adding a bedroom + full bath + closet + overhead attic storage, without expanding the footprint.

Project cost: $165,000
Construction: 20 weeks
Location: The Colony
Scope: Additions

Homeowner goal

What the homeowner wanted

Add a true private suite — bedroom, full bath, closet — for relatives and friends to stay, without impeding the existing home or changing its footprint, and finish the new level so it looks like it was always part of the original house.

Results

What this project delivered

Added a full new guest suite without losing yard space
Increased livable square footage and long-term resale value
Upgraded structure + roof system integrated cleanly into the existing home
Bonus storage with overhead attic space

Scope of work

What we built

Full roof tear-off and temporary weather protection
Engineered framing build-up over the existing first-floor ceiling structure
New exterior walls + roof framing + decking + underlayment + shingles
Structural tie-ins, load-path coordination, and inspection-ready framing
New bedroom build-out with closet
New full bathroom (tub / shower, vanity, toilet, ventilation, lighting)
Electrical: circuits, lighting, fan, switches, smoke / CO integration
HVAC: new supply / return plan to condition the new level properly
Insulation + air sealing (critical on build-ups)
Drywall, trim carpentry, doors, paint
Flooring installation + finish details
Major plumbing scope: tie-in to existing first-floor plumbing requiring slab demo, trenching, and pour-back
Final punch + clean + homeowner walk-through

The hard part

Slab plumbing tie-in for the new bathroom: controlled slab demo, trenching, inspection-ready rough plumbing, and concrete pour-back — coordinated with finish restoration. The costliest single constraint on the project.

Project photos

The finished space

After the build

What this project taught us

The retrospective we run after every project — what we’d do the same way again, and what we’d tell another homeowner considering the same scope.

What We Learned
Second-story additions are 80% engineering and 20% finishes. Foundation capacity, load path, and roof tie-in are decided long before a single board is cut.
Planning Decisions That Saved Time
Matching brick, roofing, and window proportions during design — and sourcing those materials before framing — kept the exterior tie-in seamless.
Design Choices That Made the Biggest Difference
Extending HVAC zoning and panel capacity for the new floor early meant no scrambling for supplemental systems mid-build.
What We'd Recommend To Other Homeowners
Budget 10–15% contingency on any addition. Even with great planning, opening up an existing roof reveals things a homeowner shouldn't have to absorb without margin.