Can I add a second storey to my heritage home in New Edinburgh?

New Edinburgh is one of Ottawa's oldest and most architecturally significant neighbourhoods, and much of it is protected by heritage designation. Start by confirming whether your property is in a Heritage Conservation District or individually designated. If it is, the City must approve alterations, including construction of an addition, and a second storey on a heritage house is among the most complex residential projects you can take on. It is achievable, but go in with realistic expectations about process, cost and design.

Heritage district plans generally ask that an addition be subordinate to and compatible with the original building. For a second storey, that often means setting the new level back from the front facade so the original roofline and proportions stay visible from the street. Simply extending the walls straight up and adding a new roof tends to erase the character the district is meant to protect, so expect heritage staff to look hard at massing.

The process starts with an application to the City, with detailed drawings showing the second storey in context with the existing house and its neighbours. The City may ask for a heritage impact assessment prepared by a heritage professional. Ask the City for current review timelines, and remember heritage approval comes before the building permit.

Structure is the other big question. Many homes here date from the 1800s or early 1900s and may have stone foundations or older framing never designed to carry another storey. A structural engineer needs to assess whether the existing foundations and walls can take the load, or whether underpinning and reinforcement are required. If there is fill, peat or sensitive clay, including Leda clay, under the house, footing sizes must be engineered. Proximity to the river can also mean groundwater issues; ask your engineer.

Because of heritage design work, engineering, possible foundation work and the materials heritage guidelines favour, this is one of the more expensive addition types. There's no reliable neighbourhood-level price, so treat any figure as perspective and get itemized quotes that separate engineering, foundation, structure and finishes.

The new storey must meet the Ontario Building Code for structure, fire safety and exits. For energy, an addition must meet a compliance package or the addition table, which for Zone 1 includes R-60 for a ceiling with an attic and R-19 + 5 ci for above-grade walls. Electrical work needs an ESA notification, and your electrician will tell you whether the existing service needs an upgrade. Ask whether contractors have WSIB coverage or are exempt, and ask for a certificate of liability insurance.

This is a project for a team with heritage and structural experience, so ask to see similar completed projects. You can browse addition contractors in the Ottawa Construction Network directory at justynrookcontracting.com and compare quotes.

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Looking for experienced contractors? The Ottawa Construction Network connects homeowners with qualified professionals:

• Luxe Painting and Renovations
• RenoMotion Inc.
• M.O.T. CONSTRUCTION INC.
• Estra Design
• Denys Builds Designs Renovations