If you love your home’s location but need more space, a second-story addition could be the perfect solution—especially in a beautiful, established community like Glencoe, IL. But before you start sketching floor plans or browsing paint colors, it’s important to understand local zoning regulations, design considerations, and the realities of cost and construction. Whether you’re growing your family or finally carving out that dedicated home office, here’s what you need to know to plan a smooth, successful second-story addition.
Why Choose a Second-Story Addition?
Building up instead of out can offer several advantages in Glencoe:
- Preserve Yard Space: A second-story addition leaves your backyard and outdoor living space untouched.
- Maximize Square Footage on Smaller Lots: In areas with tighter lot lines or restrictions, vertical expansion may be the only viable option.
- Boost Property Value: A well-designed second floor can dramatically increase your home’s resale value—especially in a high-demand area like Glencoe.
If you’re researching home additions and considering a second story addition over a main-floor expansion, you’re not alone. Many Glencoe homeowners opt to build up to meet lifestyle needs without sacrificing their lot’s charm and curb appeal.
Zoning Rules in Glencoe: Know Before You Build
Before diving into design ideas, it’s critical to understand the zoning laws in Glencoe, IL. The village has specific regulations that affect everything from height limits to required setbacks and lot coverage.
Key Zoning Considerations:
- Height Restrictions: In most residential zones, the maximum building height is typically 30-35 feet. Your second-story addition must comply.
- Setback Requirements: Front, rear, and side yard setbacks can limit the size and shape of your addition.
- Floor Area Ratio (FAR): This restricts the total square footage of your home relative to your lot size. A second story might push you over the allowable FAR, so careful calculations are required.
- Historic Districts: If your home is within or near a designated historic area, additional design approvals may be necessary.
Working with an experienced home addition contractor who knows Glencoe’s zoning codes can save you time, money, and frustration. This is not a DIY research project—hire a custom home builder or designer like Moller Builders who has navigated Glencoe’s building requirements before.
Style Matters: Blending Old and New
In a neighborhood as architecturally rich as Glencoe, aesthetics matter. A second-story addition shouldn’t look like an afterthought—it should feel like it’s always been part of the home.
Tips for Seamless Style Integration:
- Match Rooflines: Align new roof angles with the original for visual harmony.
- Echo Materials: Use siding, windows, and trim that match or complement the existing home.
- Consider Symmetry: Especially for classic colonials and Tudors, maintaining balance across the façade is key.
- Modern vs. Traditional: Want a more modern second story on a historic home and looking for home addition designers near you? Moller Builders has extensive experience working on design-build projects and blending styles tastefully.
We can help you make choices that protect your home’s character while upgrading its function and value.
Second Story Addition Cost: What to Expect
The price tag for a second-story addition can vary widely depending on your home’s structure, the size of the addition, and the level of finish. In Glencoe, the average second story addition cost ranges from $200 to $400 per square foot, with high-end builds pushing higher.
Major Cost Factors Include:
- Structural Reinforcement: Your existing foundation and first floor may need upgrades to support the new level.
- Roof Removal and Rebuilding: Your current roof will be removed entirely—a labor-intensive process.
- HVAC, Plumbing, and Electrical: Extending or upgrading these systems adds complexity and cost.
- Staircase Design and Placement: Adding stairs often requires significant reconfiguration of your existing layout.
While second-story additions aren’t cheap, they often cost less per square foot than moving to a larger home or building a new home—especially when you factor in real estate commissions, moving costs, and today’s mortgage rates.
Choosing the Right Second Story Addition Contractors
The complexity of second-story projects means your contractor must be highly experienced and familiar with both structural engineering and high-end home design.
Look for Contractors Who:
- Specialize in home additions and vertical expansions
- Have completed projects in the Glencoe or North Shore area
- Offer full design-build services or collaborate well with architects
- Are licensed, insured, and able to pull permits with the Village of Glencoe
Search terms like second story addition contractors, home addition Glencoe IL, or Chicago contractors for home additions can help you narrow down your list—but don’t stop there. Always check references and view portfolios.
Design Services: Collaborating With the Right Professionals
Second-story additions require more than construction expertise—they also demand thoughtful design. From floor plans to finishes, the right designer can help turn a raw addition into a cohesive and functional new level.
Benefits of Hiring Home Addition Designers:
- Get a tailored design that reflects your taste and lifestyle
- Ensure better flow between old and new spaces
- Avoid costly design changes mid-project
- Navigate tricky layout issues like stair placement and window symmetry
At Moller Builders, we offer integrated design services as part of a streamlined project process.
Timeline: How Long Will It Take?
Second-story additions take time—usually 4 to 8 months, depending on complexity and weather. The permitting process in Glencoe may also add a few weeks up front.
A Typical Timeline Includes:
- Design & Planning: 1–2 months
- Permitting & Approvals: 1–2 months
- Construction: 4–6 months
- Finishing Touches & Final Inspections: 1–2 weeks
Ask your contractor for a detailed schedule and regular progress updates to stay on track.
Is It Worth It?
If you’re asking whether a second-story addition is worth the cost and hassle, consider this: In Glencoe’s competitive real estate market, adding livable square footage is a strong investment—especially when done thoughtfully with quality craftsmanship.
Benefits include:
- Staying in a neighborhood you love
- Customizing your home without starting from scratch
- Increasing your property value
- Creating space that works for the long-term—whether it’s a primary suite, home office, or guest quarters
Partner With a Trusted Local Builder
At Moller Builders, we specialize in helping Glencoe homeowners transform their houses into dream homes. Our team of experienced home addition contractors and custom home builders work closely with clients from concept to completion, ensuring every detail aligns with zoning laws, personal style, and structural integrity.
Whether you’re adding a master suite, expanding for a growing family, or simply increasing your home’s value, our design-build approach makes the process smoother—and the results stunning.
Ready to explore a second-story addition in Glencoe? Contact Moller Builders today to schedule a free consultation today.
