Add a Second Story Without Moving
Rosewood designs and builds second story additions for Northern Virginia homeowners who need significantly more space. Structural engineering, permitting, and construction — managed by one firm.
Homeowners who need one additional space rather than a full second floor may be better served by a room addition. Many second story additions are designed to accommodate a primary suite addition above
Homeowners who need one additional space rather than a full second floor may be better served by a room addition. Many second story additions are designed to accommodate a primary suite addition above
Rosewood handles the full scope, including structural engineering coordination, permitting, and construction, under one contract. You have one point of contact from the first drawing to the final inspection.
Rosewood handles the full scope, including structural engineering coordination, permitting, and construction, under one contract. You have one point of contact from the first drawing to the final inspection.
A second story addition is one of the most significant home improvement investments a Northern Virginia homeowner can make. It is also one of the most effective. You effectively double your home's square footage without changing your lot, your address, or the school district your children attend.
A second story addition is one of the most significant home improvement investments a Northern Virginia homeowner can make. It is also one of the most effective. You effectively double your home's square footage without changing your lot, your address, or the school district your children attend.
More Space. Same Neighborhood. No Moving Trucks.
It is also a complex project. The existing roof comes off. The structure below needs to support what goes above. Engineering matters. Sequencing matters. Who manages it matters.
It is also a complex project. The existing roof comes off. The structure below needs to support what goes above. Engineering matters. Sequencing matters. Who manages it matters.
Adding a second story means temporarily exposing the structure below. Rosewood sequences construction to protect your home and minimize the period during which the main living areas are disrupted.
Pillar 3
Sequenced Construction
Rosewood manages all permit applications for your second story addition across Prince William, Fairfax, and Loudoun Counties, including building, electrical, and mechanical permits.
Pillar 2
Permit Management
Second story additions require licensed structural engineering. Rosewood coordinates engineering as part of the project scope so the structural work and construction are aligned from the start.
Pillar 1
Structural Engineering Coordination
All permit applications are managed by Rosewood. Second story additions require building permits and typically electrical and mechanical permits as well.
Permitting
Phase 3
Interior finishes, trim, fixtures, and final inspections are completed before the project closes.
Completion
Phase 5
Phase 4
Phase 2
What to Expect When Adding a Room to Your
Northern Virginia Home
Design and Engineering
Rosewood's design team develops the second story layout and works with a licensed structural engineer to produce construction drawings ready for permit submission.
Phase 1
Structural Assessment
Before any design begins, Rosewood evaluates the existing foundation and first-floor structure to determine what reinforcement, if any, is needed to support the addition above. This is done before drawings are developed so the budget reflects reality.
Construction
Rosewood manages the full construction sequence, including foundation work, framing, sheathing, roofing, rough mechanical, insulation, drywall, trim, and finishes. You have a single point of contact throughout.
- nicholas a.
"if i could give rosewood six stars, i would. they are absolutely one of the best contractors I have ever worked with..."
- molly g.
"i cannot say enough positive things about our experience with rosewood. they are honest, professional and true craftsmen.. "
- nicole n.
"...we were so impressed with their work and their communication with us was excellent. We loved the job they did so much that we hired them again to remodel a bathroom in our house..."
- jennifer b.
"this is a family owned and operated business. They are wonderful to work with, honest, and hard-working, and, of course, provide excellent workmanship! The crew was on task, polite, and skilled."
- NATALIE C.
"communication was excellent, and their attention to detail was outstanding — as someone who’s very particular, i really appreciated the care they took with even the smallest seams and finishes."
- MONA S.
"the tile work was so good, we asked them to redo tilework in an existing bathroom (they transformed it!) ... we greatly appreciate their professionalism and timeliness. unlike other contractors, they felt like family."
- heather s.
"i've used rosewood for several large projects ... as well as various smaller handyman projects, and each time they have performed high quality work at a reasonable price. i trust them completely with my home renovation needs!
- jim m.
"excellent competitive price and value for all the work completed.
very polite, respectful, and skilled workers who completed this complex work on time and did extra things not expected."
frequently asked questions
How much does a second story addition cost in Northern Virginia?
How long does a typical renovation project take?
Second story additions in Northern Virginia typically start around $300,000 and scale based on square footage, structural requirements, and finish level. Because second story additions involve lifting or replacing the existing roof and reinforcing the structure below, they are complex projects. Rosewood provides a detailed preliminary budget during the design phase before any commitments are made.
How long does a second story addition take?
How long does a typical renovation project take?
A second story addition typically takes six to nine months from design through completion, including permitting. The design and structural engineering phase alone takes eight to twelve weeks. Construction is sequenced carefully to protect the main living areas of the home. Rosewood sets a clear timeline at the start and communicates throughout.
Can I stay in my home during a second story addition?
How long does a typical renovation project take?
It depends on the phase of construction. During framing and roofing, the home may be exposed to the elements temporarily, which can make living in it impractical for a period. Rosewood plans the construction sequence to minimize disruption and discusses timing and living arrangements during the design phase so you can plan accordingly.
Does my home's foundation support a second story addition?
How long does a typical renovation project take?
Not all foundations do, and this is one of the first things Rosewood evaluates during the design phase. If the existing foundation and first-floor structure need reinforcement to support a second story, that work is scoped and budgeted as part of the project. There are no surprises mid-construction.
Do you handle permits for second story additions in Northern Virginia?
How long does a typical renovation project take?
Yes. Rosewood manages all permitting required for your second story addition, including structural engineering sign-off, building permits, and mechanical and electrical permits. We are fully licensed and insured in Virginia and familiar with requirements across Prince William County, Fairfax County, and Loudoun County.
What areas of Northern Virginia does Rosewood serve for second story additions?
How long does a typical renovation project take?
Rosewood serves homeowners across Northern Virginia from our base in Gainesville, Virginia, including McLean, Great Falls, Vienna, Leesburg, Falls Church, Haymarket, Bristow, Reston, Oakton, Fairfax, and Manassas.