What are the pros and cons to two-story pole barns? Can you have a post frame building constructed with a second story? What about garages? These are all great questions and we are here to answer those and more for you.
A pole barn can be customized in almost any way imaginable. From custom windows and doors, to colors, floor plans, accents and fun details, lofts, and everything else you can think of. There are a lot of options to consider when constructing your post-frame building. One of the most commonly asked about features is a second story.
A second story can add extra storage space, be used as a loft, or give you more space to enjoy your new home (think the kids' bedrooms, guest rooms, or a rec area!), but the biggest question typically is "will having a second story in my build make it way more expensive?" And we also often get asked "Is it even possible to add a second story to my particular building design?" Let's start off by saying yes, it is possible to add a second story to your building design, if you are having it custom -designed with us, or if you have building plans for a post frame build that includes a second story. And while it certainly will make the project more expensive, we'll break it down a bit more and guide you through the pros and cons.
Our teams have handled our fair share of two-story builds and are happy to walk you through the process of deciding whether you want your post frame building construction to be a “double decker.”
Things to Consider When Building a Second Story
Before beginning to weigh the costs and benefits of adding a second story, there are a few things that need to be considered.
First, you need to know if it’s even possible for you to add a second story. You (or the builder that is constructing for you) will want to check in with the planning and zoning department of your local area. If you’re located in a more urban or suburban area, stricter height restrictions could affect whether or not you’re able to add a second floor to your post-frame building. Another thing that is checked on when working with the planning and zoning department, is that your buildings intended use is allowed within your area’s zoning district. And then the building department determines what is permissible for construction methods, etc.
You’ll want to keep your local building codes in mind, while planning out your potential second story. We recommend consulting with your builder, as well as your local building official for this step. As a general guideline, the two biggest determining factors of
allowable height are construction type (which is based on the type of material used for the building) and occupancy groups (which is the primary purpose of the building).
When planning out the height of your building, keep in mind that you’ll need to leave a certain amount of clearance for the second story of your building to stay up to code. The specific amount of clearance you’ll need can vary by location so once again, it’s best to check with your contractor and the relevant building department.
Cons of Adding a Second Story
After you’ve made all the necessary considerations for whether you can add a second story, it’s time to think about whether you should add a second story.
While the idea of a second floor for your building might be appealing at first, the reality is that sometimes a second floor just isn’t the best option for your specific build. For one thing, adding a second story will make your build more expensive. A second floor requires more materials, more labor, and therefore, more money. A second floor can add anywhere from 20-85% to the total cost of the building, depending on if it's more of a loft or if it's a full second-story with bedrooms, bathrooms, etc. You will want to keep this increase in price, as well as the size of your budget in mind when making decisions on including a second floor in your design. And get quotes from builders! That way you know up-front the cost difference, so you can make an educated decision.
Another potential con when adding a second floor is stairwells. Obviously, you’ll need a way to get up to the second floor of your building. These necessary features will take away some square footage from your first floor. Keep in mind that depending on your local codes, you may require a separate fire escape for your second floor (especially in the case of commercial builds), which could take away space, and add to the price of your build. But this does vary from area to area, so it's just something to be aware of and check for.
Pros of Adding a Second Story
Although there are some cons to adding a second floor to your build, for a lot of people, the benefits outweigh the costs. One of the biggest and most obvious benefits of a second story is more space. Whether your post-frame building is being used primarily for commercial, agricultural, or domestic purposes, more space is always a plus. A second floor can also be very versatile, meaning you can find a way to maximize that extra space for your specific needs.
The second floor of your building could potentially be converted into bedrooms, an attic, rec room area, loft, or mezzanine, depending on how you want to use it. If you are planning to add a second floor, discuss the possibilities with you contractor to find what type of second floor fits best for you and your purposes (another helpful article on this subject coming soon!)
Lastly, while adding a second floor will increase the price of your building, it may be more cost effective in the long run. When you factor in land costs, it can be more expensive to construct a larger footprint vs a smaller footprint but taller build with a second floor, if your available land space is limited.
Consider what the cost per square foot for your one story-building is and compare it the cost per square foot of a two-story building before deciding whether or not to add that second story; those extra square feet might be a great investment for you! Your builder should be able to help you assess the differences in the cost of your building design incorporating a second story vs without it.
What are the construction options for adding a second floor/how does it work?
There are a few options available to you when considering what to do for your second story. The most common way we see is to support with load-bearing walls. Working the rooms on your main floor in the design to be able to be load-bearing and strategically placed will help you maximize that ability to have a second floor.
Some people don't prefer having as many walls on the main floor, so another option is using construction headers and posts that support the second floor. This does give you more visible posts throughout the build, but does allow for that second story support.
A third method for smaller spans is using engineered I-joists. These don't require having posts or supporting walls or steel except those that are already included in the shell of the build. But again, this is for smaller spans, so your builder can let you know if this will work for your plan or not.
A fourth option, though not as popular, is to have steel beams worked into the design, as the supporting structure for the second floor. These can sometimes span greater distances that some wood options.
Not all builders will give you an option for a second story, and builders will also have their preferred methods of construction that includes second-story support. Speak with your builder as you're planning to find out what works best for you and for their team's expertise!
And as mentioned above (and in an article soon to follow this one!) there are some other options available if you are looking for more of a partial second story like a loft or mezzanine. These are even more easily worked in than a full second-story.
So, should I add a second story to my build?
Ultimately, whether or not adding a second story to your post-frame building is a good idea comes down to you, your budget, and the primary purpose of your building. Either way, it’s a good idea to talk with your contractor about the possibility of a second story, so they can advise you and make proper adjustments to the design and structural plans for the building. You will also want to discuss with them if you plan to add a second story later on, as this will impact how your post frame building should be constructed as well.
Rest assured that no matter the size of your build, we at Milmar Buildings are perfectly equipped to handle your project and we're always excited to answer questions and help you get started!