Expand Your Living Space with Expert Addition Construction Since 2005
Dreaming of more space but love your Kingston neighborhood? A house addition is often the perfect solution, providing the extra square footage you need without the hassle and expense of moving. At Chris Gray Carpentry, we've been transforming Kingston homes with expertly designed and constructed additions since 2005, helping families grow into their homes rather than out of them.
Whether you need an extra bedroom, a larger kitchen, a home office, a second-story master suite, or a spacious family room, our comprehensive addition services handle every phase of your project. From initial design consultation through permit acquisition, structural engineering, foundation work, framing, exterior finishing, and interior completion, we manage all aspects of your home expansion.
As a full-service carpentry and renovation contractor, we provide all trades under one roof including carpentry, framing, tiling, drywall, electrical coordination, plumbing coordination, and finishing work. This integrated approach ensures seamless project management, consistent quality, and on-time completion within budget.
Serving Kingston, Amherstview, Gananoque, Napanee, and Belleville, we understand local building codes, permit requirements, and architectural styles common to Eastern Ontario homes. Our experience with heritage homes, bungalows, split-levels, and two-story houses ensures your addition blends perfectly with your existing home's character and structure.
Add substantial square footage without expanding your property footprint. Second-story additions are ideal for homes on smaller lots or when you want to preserve yard space. Perfect for master suites, additional bedrooms, home offices, or expanding living areas.
Average Cost: $150,000 - $300,000+
Timeline: 4-6 months
Expand outward with ground-level additions. Simpler construction than second stories, with less structural complexity and often lower costs. Ideal for kitchen expansions, family rooms, sunrooms, bedrooms, or home offices.
Average Cost: $50,000 - $150,000
Timeline: 2-4 months
Transform existing garage space or build above your garage. Garage conversions create living space from underutilized areas. Above-garage additions add bedrooms, home gyms, or rental suites while preserving ground-level parking.
Average Cost: $40,000 - $120,000
Timeline: 2-3 months
Small additions (typically 2-4 feet) that don't require extensive foundation work. Perfect for expanding tight kitchens, creating breakfast nooks, enlarging bathrooms, or adding reading nooks. Cost-effective way to gain valuable space.
Average Cost: $25,000 - $60,000
Timeline: 1-2 months
We visit your home to understand your needs, assess your property, discuss ideas, and review your budget. We examine existing structure, property lines, setbacks, and site constraints. This free consultation determines project feasibility and explores design options.
We work with you to create detailed plans for your addition. This includes floor layouts, exterior design that matches your home's architecture, material selections, and structural considerations. We can work with your architect or provide design-build services. Plans must satisfy both your vision and Kingston building codes.
We provide comprehensive written estimates detailing all work, materials, timeline, and costs. The quote breaks down foundation, framing, exterior, interior finishing, and all subcontractor work. Clear contracts protect both parties and establish expectations. We welcome questions and clarifications before you commit.
We manage the entire permit process with Kingston building department. This includes submitting plans, obtaining building permits, coordinating inspections, and ensuring code compliance. Permit acquisition typically takes 4-8 weeks. We don't begin construction until all necessary permits are approved.
Construction begins with site preparation, excavation, and foundation work. For ground-level additions, we pour concrete footings and foundations or construct appropriate supports. Second-story additions require structural reinforcement of existing framing. All foundation work is inspected before proceeding.
We frame walls, floors, and roof structure using engineered lumber and proper techniques. Rough openings for windows and doors are precisely cut. Structural connections to existing house are reinforced per engineering specifications. Framing inspection occurs before proceeding to next phase.
We install windows, doors, roofing, and exterior siding to match existing home. Weather-tight construction protects interior work and allows construction to continue in any weather. Proper flashing and waterproofing prevent future issues. Exterior finishes blend seamlessly with original house.
Licensed electricians install wiring, outlets, switches, and lighting. Licensed plumbers run water lines, drains, and HVAC connections. We coordinate all trades and schedule required inspections. Insulation is installed after rough-ins are approved, maximizing energy efficiency.
Drywall installation, taping, mudding, and sanding create smooth walls and ceilings. We install flooring, trim carpentry, doors, and all finishing details. Our skilled craftsmen ensure quality throughout. Interior painting can be included or left for homeowners. We coordinate all finishing trades for seamless results.
We schedule final building inspections to obtain occupancy permit. Detailed walkthrough with you ensures every detail meets expectations. We address any final items, demonstrate systems and features, and provide warranty information. Your addition is ready to enjoy.
House addition costs vary significantly based on size, complexity, and finishes. Here's a comprehensive breakdown to help you budget for your Kingston home expansion project.
Basic Single-Story Addition
$200 - $300 per sq ft
Standard finishes, simple layout, basic materials. Includes foundation, framing, exterior, and interior finishing.
Mid-Range Single-Story Addition
$300 - $400 per sq ft
Quality materials, upgraded finishes, more complex layouts with multiple rooms, better windows and doors.
High-End Single-Story Addition
$400 - $500+ per sq ft
Premium materials, custom finishes, luxury features, complex architectural details, high-end appliances and fixtures.
Second-Story Addition
$350 - $500+ per sq ft
Higher costs due to structural reinforcement, temporary roof removal, stairs, and increased complexity. Includes structural engineering and permits.
$40,000 - $60,000
Small expansion to accommodate island or breakfast nook.
$80,000 - $140,000
Ground-level addition with large windows and vaulted ceiling.
$120,000 - $200,000
Ground floor master bedroom with ensuite bathroom and walk-in closet.
$200,000 - $350,000
Full second floor with 2-3 bedrooms and bathroom.
Every house addition is unique. For an accurate, detailed estimate for your specific Kingston home addition project, contact Chris Gray Carpentry for a free consultation. We provide transparent pricing and work with you to maximize value within your budget.
All house additions in Kingston require building permits. The permit process ensures your addition meets Ontario Building Code, respects property setbacks, and maintains structural integrity. We handle the entire permit process as part of our comprehensive service.
We coordinate all inspections, address any issues identified by building inspectors, and ensure your addition meets all code requirements. Our experience with Kingston building department streamlines the process and avoids delays.
Adding on is often more cost-effective than moving when you factor in real estate commissions (typically 5% of sale price), land transfer taxes, moving expenses, and the premium for larger homes in desirable Kingston neighborhoods. Additions allow you to stay in your preferred location, keep your mortgage rate, and avoid school changes. However, if your lot has limited space or your home needs extensive other updates, moving might be more practical.
Timeline varies by project size and complexity. Bump-outs take 4-8 weeks. Single-story room additions typically require 2-4 months. Second-story additions take 4-6 months. These timelines include permit acquisition (4-8 weeks before construction begins). Weather, material availability, and inspection scheduling can affect timelines. We provide detailed schedules and regular updates throughout your project.
Most families remain in their homes during ground-level additions. We minimize disruption by containing dust, maintaining separate entrances when possible, and working efficiently. Second-story additions involve more disruption (noise, temporary roof openings) but most homeowners still remain in residence. We discuss your specific situation and create plans to minimize inconvenience. Some homeowners choose temporary relocation during critical phases.
Quality additions typically provide 50-80% return on investment at resale. Bedroom and bathroom additions generally provide best returns, especially in high-demand Kingston neighborhoods. Master suites, family rooms, and kitchen expansions also add significant value. Second-story additions on bungalows can dramatically increase value. The key is proportional sizing - additions should fit the neighborhood and not over-improve beyond comparable homes.
Most Kingston bungalows can support second-story additions with proper structural engineering and reinforcement. We assess your existing foundation and structure to determine feasibility. Foundations built in the 1950s-1970s often have adequate capacity. Older homes may require foundation reinforcement. An engineer evaluates load-bearing capacity and designs necessary structural supports. Second stories are popular additions that dramatically increase space without expanding property footprint.
It's common to discover unexpected issues when opening walls or excavating, especially in older Kingston homes. Common discoveries include outdated wiring, plumbing issues, structural problems, or code violations. We document any issues, discuss options with you, and provide quotes for remediation work. Our detailed contracts include contingency allowances for unforeseen conditions. We never proceed with additional work without your approval.
Common financing options include home equity loans, home equity lines of credit (HELOC), refinancing your mortgage to access equity, construction loans, or personal savings. Many Kingston homeowners use HELOC due to flexibility and competitive rates. Consult with your bank or mortgage broker to determine best options for your situation. Some choose phased construction to spread costs over time.
Yes, we specialize in matching existing materials. For brick, we source similar colors and styles and use mortar matching techniques. For siding, we identify manufacturer and color, or find close matches. Some weathering differences are normal between old and new materials. Strategic design can incorporate slight differences as intentional architectural features. We prioritize cohesive appearance that blends addition seamlessly with your existing home.
Variances are required when your proposed addition doesn't meet Kingston zoning bylaws (setbacks from property lines, height restrictions, lot coverage limits). During initial assessment, we determine if your addition complies with zoning. If variances are needed, we help prepare applications for Kingston's Committee of Adjustment. The variance process adds 2-3 months to timeline. We advise on variance probability before you invest in detailed plans.
Full basements under additions cost 30-40% more than crawl spaces or slab foundations, but provide valuable storage or living space. Consider basement inclusion if you need additional storage, utility space, or future finished living area. Kingston's frost line (48 inches) means you're already excavating deep - extending to full basement depth is relatively cost-effective. We evaluate your specific needs and budget to make recommendations.
Spring through fall (April-October) provides best weather for foundation work and exterior construction. However, once the addition is weather-tight, interior work continues year-round. Winter construction is possible but may involve additional costs for frost protection and heated workspaces. Many homeowners start planning and permits in winter for spring construction start. We build additions year-round, adapting to seasonal conditions.
Ground-level additions require excavation and equipment access, temporarily disturbing landscaping. We minimize impact by establishing clear access routes, protecting trees and gardens when possible, and restoring affected areas after construction. Second-story additions have less yard impact. We discuss site protection strategies during planning. Final grading, landscaping restoration, and driveway repairs are included in our contracts to return your property to excellent condition.
Expert home additions and expansions serving:
Contact Chris Gray Carpentry for a free consultation on your house addition project. We'll assess your property, discuss your vision, and provide expert guidance on expanding your living space.
Licensed & Insured | 20+ Years Experience | Comprehensive Addition Services