Two-Story Family Room Addition
A growing family needed more space. We designed and built a two-story addition with an open-concept family room and master suite above — seamlessly matching the existing home.
$85,000
Budget
10 weeks
Timeline
65%
Est. ROI
640 sq ft (320 per floor)
Added Space
The Challenge
The owners of this 1978 Split-Level in Easton, PA had outgrown their home. With three kids and both parents working remotely part-time, they needed a dedicated family room (the living room had become a makeshift office) and a proper master suite (the existing bedrooms were all the same small size).
Moving wasn't an option — they loved their neighborhood, their kids were established in local schools, and comparable homes with more space were $150K+ more expensive. Building out made financial sense.
The challenges were significant: the addition needed to match a 1978 split-level's unique roofline, the lot had a slight grade that complicated the foundation, and Easton's zoning required specific setback distances from the property line.
Our Solution
We worked with our architect to design a two-story addition that respects the original home's character while adding 640 sq ft of modern living space.
Full architectural design and structural engineering (stamped plans)
Foundation work: excavation, footings, poured concrete foundation walls
Two-story wood-frame construction with engineered trusses
First floor: open-concept family room with vaulted detail and fireplace
Second floor: master suite with walk-in closet and en-suite bathroom
Matching exterior: siding, roofline, window style to blend with existing home
Energy-efficient windows (double-pane, Low-E argon-filled)
Spray foam insulation throughout (R-38 ceiling, R-21 walls)
Complete electrical with recessed lighting, outlets, and ceiling fans
HVAC zone addition with dedicated mini-split system
Interior finishes: hardwood floors, trim, paint to match existing home
Cost Breakdown
Final project cost: $83,500 (under the $85,000 budget).
Project Timeline
Weeks 1-2
Excavation, footings, foundation pour, waterproofing, backfill
Weeks 3-4
Floor framing, wall framing, second floor and roof trusses, sheathing
Week 5
Roofing, window installation, exterior house wrap, siding begins
Week 6
Rough plumbing, electrical, HVAC ductwork, spray foam insulation
Weeks 7-8
Drywall, taping, painting, hardwood floor installation
Week 9
Trim work, fireplace install, bathroom tile and fixtures, cabinet install
Week 10
Final siding, grading, electrical finish, punch list, final inspections
“They matched the new addition perfectly to our existing home. You can't even tell where the original house ends. The family room is everything we wanted, and the master suite upstairs is a dream.”
— Homeowner, Easton, PA
Key Takeaways for Homeowners
Matching the Existing Home Is Critical
We sourced matching siding profiles and roofing shingles from the same manufacturers. The window style, trim details, and roof pitch were all designed to match. Visitors can't tell where the original house ends and the addition begins.
A Good Architect Saves Money
The $5,000 investment in architectural plans saved significantly in construction. The engineered truss design eliminated the need for an interior load-bearing wall, giving us the open family room the homeowners wanted.
Mini-Split HVAC Is Ideal for Additions
Rather than overloading the existing HVAC system, we installed a dedicated mini-split for the addition. It provides both heating and cooling with individual zone control — more efficient and less expensive than extending ductwork.
Permits Take Time — Plan Ahead
Easton's zoning and permit process took 4 weeks before construction could start. We submitted plans early and handled all municipal interactions so the homeowners didn't have to deal with the bureaucracy.
Project Details
Project Type
Home Addition
Location
Easton, PA
Budget
$85,000
Actual Cost
$83,500
Timeline
10 weeks
Added Space
640 sq ft (320 per floor)
Home Type
1978 Split-Level
Started
June 2025
Completed
August 2025
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