Completed — front elevation, second-story addition
Licensed General Contractor · Completed Project
Residential expansion and full interior modernization.
1,200 SF second-story addition with ground-floor extension and complete interior renovation. Structural, framing, MEP coordination, kitchen, flooring, and finish work — executed under a single contract from foundation through final inspection.
Project Overview
The existing structure was a single-story residence requiring both additional living space and a full interior upgrade. The scope included constructing a second story, extending the ground-floor footprint, and renovating the entire interior — kitchen, bathrooms, flooring, and finishes throughout. All work was executed under a single contract with no scope subbed out. The project was permitted, inspected, and closed out through the local building department.
All phases were completed in sequence with required inspections signed off prior to proceeding to the next stage.
Scope of Work
Foundation reinforcement, new load-bearing walls, structural steel, and engineered connections to support the second-story addition.
Full second-story framing, ground-floor extension framing, roof structure, and exterior sheathing. All framing inspected and approved before close-in.
Complete kitchen demolition and rebuild. New layout, cabinetry, countertops, plumbing rough-in, electrical, and appliance installation.
Existing flooring removed. New subfloor leveling, underlayment, and finish flooring installed throughout the entire ground floor and addition.
Drywall, tape, texture, and paint throughout. Trim, baseboards, door casing, and hardware. Bathroom tile, fixtures, and accessories.
Interior and exterior doors — prehung units, hardware, and weatherstripping. All openings plumb, gapped to code, and operational at final inspection.
Field Conditions
The original foundation was not designed to carry a second story. Load calculations required by the structural engineer exceeded what was in place.
Existing wall framing did not follow standard spacing or blocking. Several load paths had to be re-engineered after demolition exposed the actual conditions.
Existing plumbing and electrical routing conflicted with the new floor plan. Both systems required partial rerouting before framing could proceed.
The project was executed during 2020, when material availability was limited and lead times extended significantly due to supply chain disruptions.
Installed supplemental footings and steel connections per the structural engineer's revised plan. All work inspected and approved before framing started above.
Worked with the structural engineer to redesign bearing connections based on actual field conditions. Added blocking, posts, and hardware where needed. No work proceeded without updated drawings.
Plumbing and electrical rerouted in coordination with the new layout before framing was closed in. Rough inspections passed on the first call for all trades.
Long-lead materials were identified and ordered during the planning phase. Work was sequenced around delivery timelines to maintain forward progress between phases.
Execution Details
Executed under active supply chain constraints with no schedule breakdown between phases.
Documentation
Approach
Every phase of this project followed the same process: plan, verify, build, inspect. No scope was skipped. No work was covered before it was documented. Every inspection was passed before the next phase started.
That approach doesn't change based on the size of the project. The same discipline applied here is built into every contract Reystone takes on — residential, commercial, or public works.
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