Services
Room Additions
Stick-framed room additions — primary suites, sunrooms, family rooms, and home offices. Foundation, framing, roof tie-in, MEP, drywall, and finish-out under one in-house team. Permitting and engineering coordinated up front. Designed to match the existing structure inside and out.
Pricing varies by site. Final scope, materials, and access influence the all-in number — we'll quote your specific project after a quick conversation.
About our room additions work
Stick-framed room additions tied into your existing structure — primary suites, sunrooms, family rooms, home offices, and second-story pop-tops. The addition reads as original construction once finished: rooflines match pitch and shingle, exterior cladding aligns with existing brick or hardi, and interior trim profiles continue from the existing house. Every project starts with a feasibility review — existing foundation type (post-tension slab vs pier-and-beam), load path for the new roof tie-in, MEP capacity at the main panel, and Bexar County setback verification against the plat. Engineering and architectural drawings are stamped before permit submittal to the City of San Antonio. From there one in-house team carries the project — excavation, foundation pour or pier-and-beam framing, 2x6 exterior framing, roof tie-in with proper step flashing, MEP rough-in, insulation, drywall, paint, flooring, and final trim. No subcontractor handoffs between trades, no schedule gaps waiting for the next crew. Permitting, inspections, and final CO are managed by us. Typical 400-800 sq ft additions complete in 14-22 weeks depending on scope and inspection timing.
What's included
- Stamped architectural and structural engineering drawings
- City of San Antonio permit pull and inspection coordination
- Foundation work — slab on grade or pier-and-beam to match existing
- 2x6 exterior framing with OSB sheathing, house wrap, and roof tie-in flashing
- MEP rough-in — electrical, plumbing, HVAC sized to load calc
- Insulation — R-19 walls, R-38 attic, blown-in cellulose or batt
- Drywall, texture, paint, flooring, trim, and final finish-out
- Exterior cladding match — brick, stucco, hardi, or stone to existing
Materials & techniques
Framing is 2x6 on exterior walls for R-19 insulation depth and improved performance in 100° San Antonio summers — interior partitions remain 2x4. Sheathing is 7/16" OSB with taped seams and house wrap behind brick or hardi. Roof tie-ins use proper step and counter-flashing rather than caulk-and-pray — we cut into existing shingles and weave the new field in. HVAC is sized by Manual J load calculation against the new envelope, not rule-of-thumb tonnage. Foundation matches existing — post-tension slab on slab homes, pier-and-beam on pier homes — to avoid differential settlement at the tie-in line.
How the project runs
- 1
Site assessment and feasibility
Measure existing structure, verify foundation type and load path, pull plat to confirm setbacks, and review MEP capacity. Identify any structural or zoning constraints before design.
- 2
Design and engineering
Architectural drawings to match existing structure, structural engineering for load path and foundation, and MEP plans. Plans stamped and submitted for City of San Antonio permit.
- 3
Foundation and framing
Excavation, foundation pour or pier installation, 2x6 wall framing, roof framing with proper tie-in to existing rafters or trusses, sheathing, and dry-in.
- 4
MEP and insulation
Electrical, plumbing, and HVAC rough-in with inspections. Insulation install — R-19 walls and R-38 attic — followed by drywall and texture.
- 5
Finish-out and final inspection
Paint, flooring, trim, cabinetry, fixtures, and exterior cladding match. Final MEP trim-out and City of San Antonio final inspection for Certificate of Occupancy.
Frequently asked questions
Do I need to move out during a room addition?
Usually no. Additions are built outside the existing envelope, so the house stays sealed until the final wall cut-through near the end of the project. Dust and noise are isolated to the addition footprint until tie-in week.
How long does permitting take in San Antonio?
City of San Antonio residential addition permits typically take 4-8 weeks from submittal to issuance, assuming stamped plans and no zoning variance requests. We submit early in the design phase so permitting runs parallel to material lead times.
Will the addition match the existing house?
Yes — that's the standard, not an upgrade. We match roof pitch, shingle, exterior cladding, window style, soffit and fascia profiles, and interior trim. The goal is for the addition to read as original construction.
Can you add a second story instead of building out?
Yes, if the existing foundation and load-bearing walls can carry it. Engineering review determines whether the slab and framing can support a second-story pop-top or whether reinforcement is required. Lot setbacks rarely constrain vertical additions.
What about HVAC — do I need a new system?
Depends on existing capacity. We run a Manual J load calc against the new total square footage. Often the existing system can handle 200-400 sq ft of addition with a new return and supply run. Larger additions usually require a dedicated mini-split or second system.
Why hire us for room additions
In-house crew
Design, build, irrigation, and maintenance all run under one roof — no subbing out, no juggling vendors. You get one project manager from sketch through final walk-through.
San Antonio specialists
Built for South-Central Texas — heavy clay, caliche, long dry summers, and flash rain. Our designs and installs are tuned to what survives and looks good locally.
Clear pricing
No surprise line items. We size the work after a quick conversation or site visit and issue a written quote with materials and labor broken out so you can compare apples to apples.
