How long does a second-storey addition take to build in Ottawa?

A second-storey addition is a long project, and the timeline has two parts: the planning and approval work before construction, and the construction itself. Both vary a lot with the size of the project, the design, the structural work needed and how quickly decisions get made, so treat any schedule as a plan to confirm with your contractor rather than a promise.

Pre-construction includes hiring a designer, getting a structural assessment, producing drawings and applying for the building permit. Permit review times change through the year and depend on how complete your application is, so ask the City for current timelines and build that into your plan. Many people do design work in fall and winter so they are ready to start construction in warmer weather.

Opening the roof is the most weather-sensitive stage. The existing roof comes off and the first floor is prepared to carry the new storey. Contractors protect the house with tarps and temporary coverings, but rain or an early snow can still cause delays. Ask how each contractor protects an open house and how quickly they aim to get it closed in.

Framing and closing in the new storey, installing the roof and making the shell weathertight comes next. Once the house is closed in, the work depends much less on the weather.

Rough-ins for electrical, plumbing and heating/cooling follow. Wiring needs an ESA notification or permit and ESA inspection, while plumbing and the building work are inspected by the City. Booking inspections efficiently matters, because waiting for a re-inspection can stall everything after it.

Insulation and air/vapour barrier come before drywall. An addition must meet the Code's energy requirements; one verified example is the addition table, which calls for R-60 in an attic ceiling and R-19 plus R-5 continuous insulation in above-grade walls, though your designer may use a compliance package instead.

Drywall and finishes, including flooring, trim, paint, fixtures and the new staircase, take longer with custom work than with standard finishes.

The biggest scheduling risk is starting the roof-off stage too late in the year. If the house is open when cold weather arrives, progress slows and heating the work area adds cost. Ask each contractor for a written schedule showing when they expect the house to be closed in. You can browse addition contractors in the Ottawa Construction Network directory and compare their schedules and itemized quotes.

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

• Homeupgraders
• JC Carpentry
• Dump n Dash Hauling
• Custom By Arie
• The Next Reno