Second-Story Additions · Santa Monica
Second-Story Additions in Santa Monica, CA
Second stories for Santa Monica bungalows and post-war homes, shaped by the city's zoning envelope, engineered for older structures and planned around neighbors on close lots.
- Licensed California general contractor
- Permits with the City of Santa Monica
- Written, line-item estimates
- Design, engineering & construction
Santa Monica, CA
Second-Story Additions for Santa Monica Homeowners
Second-story additions in Santa Monica are often the only way to add real space on a small lot without losing the garden. We coordinate the engineer's design, carry the plans through the city and build the upper level so it sits naturally on the house below.
Building up in Santa Monica means working within the city's single-family zoning, which regulates height and how the upper floor is shaped, and working on older houses whose foundations and framing were never designed for a second level. We start with the structure and the zoning envelope, then design within both.
Local Knowledge
Going Up in Santa Monica
Sunset Park and Ocean Park have many single-story houses on modest lots, and a second story is a natural way to add bedrooms there. North of Montana has larger lots but also many two-story neighbors, so a second story there is as much about architecture and privacy as it is about space. In each case, windows facing the neighbors deserve careful thought.
Seismic engineering is essential. Santa Monica took notable damage in the 1994 Northridge earthquake, and older houses often lack the anchorage and bracing modern codes require. A second story adds weight and lateral load, so the engineer usually calls for new footings, shear walls and hold-downs, and sometimes foundation replacement on the oldest homes.
Near the ocean, the Coastal Zone can add a coastal development permit to the approval process, and properties with historic status need Landmarks Commission review for a change this visible. We identify both before design so the massing is shaped for approval.
What's Included
Building Up on a Santa Monica Lot: What We Do
- Structural evaluation of the existing house, including foundation, anchorage and framing
- Seismic upgrades such as new footings, shear walls and hold-downs as engineered
- Design within Santa Monica's height and upper-floor zoning limits
- A compact stair tucked into the plan so a small house keeps its usable rooms
- Weather protection during the period when the original roof is removed
- City permits, plus coastal or Landmarks Commission review where required
- Plaster, siding, roofing and window profiles carried up from the original house
For the full scope, process and options, see our main second-story additions page, or browse everything we build on our Santa Monica service area page.
Planning Considerations
What to Weigh Before Building Up
Privacy and Neighbors
On Santa Monica's close lots, a second story looks directly into neighboring yards. Window placement, clerestory glazing, obscured glass and careful balcony design protect everyone's privacy and reduce objections. We design the upper floor with the neighbors' view in mind, share the plans with adjacent owners when that helps, and find that it usually makes the approval process smoother as well.
When the Foundation Needs More
Some of Santa Monica's oldest homes sit on foundations that cannot support a second story without major work. In those cases, the engineer may call for foundation replacement under part or all of the house. That adds cost and time, so we identify it early and let you weigh a second story against other ways to add space.
Why Choose Us
Why Santa Monica Homeowners Choose Simply Construction
Licensed, Bonded and Easy to Verify
Simply Construction inc. is a licensed California general contractor, CSLB [CSLB LICENSE # PLACEHOLDER]. State law requires a license for any job of $1,000 or more in labor and materials, and anyone can check a contractor's license, bond and workers' compensation status on the CSLB website in about a minute. We encourage every Santa Monica homeowner to do exactly that before signing with anyone, including us.
One Team From Plans to Final Inspection
Design, engineering, permitting and construction sit under one contract and one project lead, so nobody points fingers between the designer, the engineer and the builder when a detail changes. You get one schedule, one point of contact and regular progress updates from the first site visit through the final inspection and sign-off on your Santa Monica project.
Built to Current California Energy Code
New homes and ADUs in California are built to the Title 24 energy code, which has required solar PV on most new single-family homes since 2020, and permit applications filed on or after January 1, 2026 fall under the 2025 Energy Code. We plan insulation, windows, mechanical systems and solar into the design from the start instead of treating compliance as a late fix.
More in Santa Monica
Other Services in Santa Monica
Nearby
Second-Story Additions Near Santa Monica
FAQ
Second-Story Additions in Santa Monica: Common Questions
Will an older Santa Monica house need structural work before going up?
Often, with the right upgrades. A structural engineer evaluates the foundation, anchorage and framing, and older houses frequently need new footings, added shear walls and hold-downs. In some cases, foundation replacement is required. We complete that evaluation before full design so the budget reflects what the house actually needs.
What limits how big my second story can be?
The city's single-family zoning sets height limits and rules that shape the upper floor, along with setbacks and lot coverage. Coastal and historic review can add further constraints. We analyze your lot's specific limits before design so the second story is sized to what the city will approve.
Can we stay home during a second-story addition?
Sometimes. The stretch when the roof is off and the new floor is being framed is the hardest to live through, and on a small house it can affect every room. We explain each phase, protect the home from weather and dust, and help you decide whether a temporary move is worth it.
Start Your Project
Planning a Second Story in Santa Monica?
Tell us about your property and goals. We will walk the site, flag anything the City of Santa Monica will care about, and give you a written, line-item estimate.
Licensed California General Contractor · CSLB [CSLB LICENSE # PLACEHOLDER]