Whether you’re putting the roof on a new home, having your current roof replaced, or just getting some repairs done, one thing that you’re going to need to put some thought into is the roof line. What’s a roof line? It’s the supporting structure around the house at the edges of the roof that consists of the fascia, soffits, bargeboards, cladding, dry verge and, in many cases, gutters.

If those words sound like another language to you, don’t worry – you’re not alone! Talk to your roofing professional for an in-depth description of what each one does and how they work together. All you really need to know to get started in thinking about adding a roof line is that it holds up gutters, covers rafters, keeps animals and the elements from getting into your roof while allowing for ventilation, and acts as a finish between roof tiles or shingles and the edge of the eaves.

Roof lines are an important part of the roof structure, and there are several things that you should think about before adding one to your home.

Most people tend to like the dry verge to match their roof fairly closely, and many decide to go with the exact same color they use for their gutters. Soffits, bargeboards, cladding, and fascia, however, are often comprised of colors that contrast with the roof and exterior walls of the home. For example, a house of red-brown brick with a red roof might have a white roof line (excluding the dry verge, of course).

 Is your home starting to feel small? Has your family outgrown your current one? Maybe you have an elderly parent you would like to live with you but don’t have enough space available. Maybe you could just use more storage but don’t have space outside to build a storage shed.

Is moving your only option? The very thought might even make your head spin.

What if you remodeled your home instead? Even if you don’t have space on the ground, you can raise the roof to add a full or partial story to your home. Let’s take a look at the cost to raise a roof. 

Are you interested in adding a pool or extending your driveway? Check out MySitePlan for an affordable site plan.

So, you’re daydreaming about a brand new second story—maybe a guest suite, home office, or just some breathing room for your ever-growing shoe collection. Before you break out the blueprints or start hunting for inspiration on Pinterest, let’s talk logistics. Adding another story isn’t as easy as stacking Lego bricks, but with the right steps, you can get there smoothly.

Expect to allocate some funds for professional expertise. Fees for architects, structural engineers, and permit applications quickly add up, but skimping here can cost you more in headaches—or worse, safety—down the road.

Once you have your plans, permits, and a clear green light from the pros, you’re ready to move on to the fun part: reimagining how you’ll use all that new space

When considering raising the roof to add more living space, one of the first questions people ask is, “How much will it really cost?” The answer depends largely on the kind of room or rooms you’re planning to add, as well as the quality of finishes you choose.

Here’s a quick rundown of what you can expect for various types of upper-story additions, including the cost of finishing the new space:

• Bonus room, rec room, playroom, or home office (open concept): Plan for $75–$150 per square foot. These spaces are generally the simplest, without bathrooms or partitioned walls, which keeps costs down.
• Family room with a single bathroom: Costs typically range from $100–$175 per square foot, as adding plumbing and fixtures bumps up the price.
• Bedroom(s) with a basic bathroom: Expect $130–$200 per square foot. Bedrooms require extra framing and additional finishes, especially if you’re including a closet and bathroom.
• Guest or in-law suite (with kitchenette, bathroom, and basic laundry): These more independent spaces usually fall between $145–$225 per square foot, thanks to added plumbing, appliances, and utility connections.
• Master suite with luxury features (like a walk-in closet or jetted tub): For an upscale primary bedroom retreat, costs generally land in the $155–$275 per square foot range. The final price can go even higher if you opt for top-tier fixtures, designer windows, custom tilework, and specialty flooring—especially if the word “spa-like” comes up in your wish list.

And of course, if you have a taste for the finer things in life, adding premium finishes can push costs up beyond $300 per square foot. Remember, these are all-inclusive estimates for finished spaces—walls, flooring, lighting, insulation, electrical, HVAC, and all the details that turn a raw frame into a comfortable room you’ll love.

If you’re considering adding a second floor to your home, you’re probably wondering what kind of investment you’re looking at—especially when it comes to the framing. For a typical upper-level addition that includes the framework, stairways, and the supporting roof structure, costs generally range between $20.50 and $30.00 per square foot.

Several factors can push your project toward the higher end of that range, such as adding a third story, opting for dramatic roof features like dormers, steep pitches, or multiple peaks and valleys. On the flip side, reusing salvaged materials from your existing home can help keep expenses lower.

Understanding this price range upfront will help you plan, budget, and avoid unpleasant surprises down the road!

First of all, let’s look at why people choose to raise the roof or change the roofline. Common reasons include:

• The home doesn’t meet your family’s needs, but you still love the location
• Remodeling the home would be cheaper than moving (i.e. realtor fees to sell, moving expenses, etc.)
• You want to add your own unique character to the home
• The home’s low slope or flat roof is having problems with leaks

There are a few different methods for raising the roof. You might raise the entire roof to add another story or expand on your attic space. You can change the pitch of the roof for aesthetic purposes or to avoid leaks. Finally, you can add interesting elements like dormer windows (which also creates a little more usable space) to add a unique touch to the home.

Related: 10 LANDSCAPE IDEAS TO TRANSFORM YOUR YARD

Let’s start with the cost of raising the entire roof. You may do this to add a new story or simply raise the ceiling. Some older homes have 7-foot ceilings and today’s typical ceilings around between 9 and 12 feet. 

Obviously, it will cost more to add a whole new story, but let’s give you some estimates to work with.

Even though you own your home, you’ll still need a permit to raise the roof. This is to ensure that the work is planned and completed to meet safety and structural regulations. You’ll need:

• To have an engineer or architect draw up plans for the new walls: $250-$700
• To create a site plan detailing the changes that you can submit to your local building or development department, and possibly your HOA for approval: $99-$159
• A building permit. The cost will vary depending on what the permit covers: $450-$1500

Once you have secured your permits, the work can begin. It starts with removing the old roof.

If your current roof is newer or still in really good shape you may be able to save some of the materials. This will cost more to remove but will lower your new construction costs.

• Remove the roof and dispose of it $4-$7 per square foot
• Remove the roof and preserve materials for reuse $6-$12 per square foot

The home is now exposed to the elements so the new walls must go up quickly. Plan to spend $14-$22 per square foot. Any elements such as chimneys, vents, and stacks must be extended as well. 

Then the new roof goes on and the new exterior walls get siding $15.00-$18.00 per square foot.

Once your new walls and roof are in place, it’s time to complete the exterior and interior so the addition blends seamlessly with your home—not to mention keeping the rain out and your energy bill in check.

• Roofing and siding installation: Expect to pay $15.00–$20.00 per square foot for standard materials to cover and side the new exterior. This includes basic asphalt shingles or fiber cement siding but not luxury finishes.

But the work doesn’t stop at weatherproofing. To truly finish your new second story, you’ll need to factor in the full range of interior elements:

• Windows and insulation to keep your space comfortable year-round
• Electrical work for lighting and outlets
• Plumbing and HVAC if you’re adding bathrooms or climate control
• Drywall, trim, and painting for a polished look
• Flooring, doors, and interior fixtures to bring it all together

Here’s what you might budget depending on the space:

• $75–$150 per square foot: For a basic room (play area, home office, or theater) with an open floor plan.
• $100–$175 per square foot: If you’re adding a family room with a bathroom.
• $130–$200 per square foot: Adding one or more bedrooms with a simple bathroom.
• $145–$225 per square foot: For a guest suite or in-law apartment with a small kitchen and laundry.
• $155–$275 per square foot: A full master suite with extra amenities like a walk-in closet or spa tub.

Keep in mind, these estimates cover standard to above-average materials—think mid-range finishes from brands like Pella windows or Mohawk flooring. If your tastes (or your architect's) run to the high end, your costs can easily exceed $300 per square foot or more, especially with custom finishes or luxury fixtures.

Wondering how much value a second-floor addition can add to your home? Here’s a quick breakdown of the typical return on investment (ROI) you can expect for popular second-story projects after all the dust has settled:

• If you’re adding a bonus room (think: open space for a playroom, home office, or media room), you can anticipate an ROI of about 69%.
• Planning on new bedrooms with an extra bathroom? These usually land around a 71% ROI.
• Guest apartments with a private bath and a bit more separation from the main living space often return about 71% on your investment as well.
• A standard master suite addition tends to recoup about 65% of what you spend.
• Going all out with an upscale master suite—think spa-worthy bathrooms and custom touches—usually sees a slightly lower ROI, around 60%.

Keep in mind, finishes and local market trends can shift these numbers, but this gives you a good ballpark for planning purposes.

Before you add another story, your home may need a little behind-the-scenes muscle. Not every house is ready to carry the extra weight, especially older homes or those with minimal foundations. Here’s what to expect if your structural engineer says extra support is needed:

• Foundation upgrades: You might need to expand parts of the foundation or install support piers in key locations. Sometimes, reinforcing beams and posts in the basement do the trick. These updates typically run between $5 and $10 per square foot.
• New joists: To hold up the new floor and roof, additional joists might need to be installed in your existing ceiling. This generally adds another $1.00 to $2.25 per square foot to your budget.

These upgrades aren’t always necessary, but it’s important to plan ahead in case your home could use a little extra strength before it grows up—literally!

The cost of finishing the interior will depend on how fancy you want to get. Basic drywall is cheaper than adding windows or decorative elements. Plan on $5-$16 per square foot.

After all this, what’s your ROI? If you’re raising the roof just to heighten your ceiling, you’ll get a fairly low ROI of around 47%-53%. If you’re adding a new story, expect an ROI of around 70%, depending on how you finish it. For example, a guest apartment gets a higher ROI than a bonus room.

Increasing the pitch of your roof incurs many of the same costs. Here’s a quick breakdown:

• Engineer or architect fees: $250-$500
• Site plan: $99-$159
• Building permit: $450-$1,000
• Remove the old roof: $5-$8 per square foot
• Extend gable walls: $14-$22 per square foot
• Build the new roof structure: $16-$22 per square foot
• Install new roof and siding: $15-$18 per square foot
• Finish the interior of the gable walls: $5-$16 per square foot

Increasing the pitch does wonders for improving the aesthetic of a boring, flat-roofed home. It also improves the home’s structure and reduces the potential for leaks. However, overall the ROI isn’t that amazing. Expect only around 50%-54% for a project like this.

Are you thinking about remodeling your home? First, you need to get a floor plan before getting a permit. Contact us for a custom quote! 

When it comes to dormer windows, homeowners have a surprising range of options—each style offers its own character and functionality. Whether you’re interested in classic gable dormers, shed dormers for extra headroom, or even the charming eyebrow dormer, there’s a solution that can fit both your design vision and your practical needs.

Curious about all your options? For a comprehensive comparison of the ten most popular dormer types—including their costs, pros, and cons—check out this in-depth roof dormer guide from RoofingCalc. With this resource, you can weigh styles and choose the best fit before committing to plans or permits.

A dormer is essentially a windowed extension that projects out from a sloping roof, raising the ceiling height in what would otherwise be cramped attic space. While dormers don’t technically add to your home’s square footage, they dramatically increase the amount of livable, comfortable space beneath the roofline.

This clever architectural feature transforms underutilized attics into sunny, functional areas—think cozy reading nooks, creative home offices, walk-in closets, or even an extra bedroom. In addition to making the space more practical, dormers flood the area with natural light, offer pleasant exterior views, and give your home’s facade a distinct visual upgrade. The resulting boost in both interior comfort and curb appeal makes dormers a smart investment for many homeowners.

Adding dormer windows is an excellent way to create more usable space without raising the entire roof. This is most practical when you already have a small attic that you can extend out with dormers and create a kid’s play area or small office with lots of natural light. 

The project is less extensive, helping to keep the costs down. You’ll still need plans from an engineer or architect $250-$500 and the building permit $450-$1,000.

Aside from that calculate:

• Removing the portion of the roof and cutting the roof deck: $3-$4 per square foot
• Framing the dormer: $19-$32 per square foot
• Installing the siding and new roof: $15-$20 per square foot 
• Finishing the inside: $50-$110 

While dormers are less expensive overall and add some usable space, which is better for ROI, it doesn’t add much. The ROI for this project is still quite modest at around 52%-58%.

Related: 10 BACKYARD PLANS YOU WILL LOVE

Your overall investment—and the return you get—will vary depending on a few key choices:

• Dormer style: Simpler shed dormers typically run less than more elaborate gabled or eyebrow designs, which require more framing and custom roof work.
• Window quality: Opting for energy-efficient windows or specialty shapes can bump up the price, but often pay off in comfort and future energy savings.
• Materials: The siding, roofing, and interior finishes you pick play a big role in your bottom line. High-end cedar shakes, triple-pane glass, or custom trim details will cost more than standard vinyl or asphalt options.

All things considered, homeowners typically invest anywhere between $90 and $160 per square foot for a new dormer. As for return on investment? Most projects recoup around 52% to 58% of their cost in added home value, making dormers a striking way to brighten your living space and up your home’s curb appeal.

When budgeting for dormer windows, you can expect the total cost—including materials, windows, and finishing—to range from $90 to $160 per square foot. The exact price depends on the complexity of the dormer style, your choice of windows, and the materials you select for both the exterior and interior finishes.

You might notice that the cost per square foot for dormer windows is steeper than it is for building a full-scale addition. That’s because dormers are relatively small projects, so the fixed expenses—like labor, materials, and setup—don't get spread out over a large area. Contractors still need to bring in all their tools, ensure precise weatherproofing, and deal with the awkward positions of second-story work, but for a much smaller space. In other words, you’re getting a custom architectural upgrade, so even though you aren’t adding a ton of square footage, each foot is packed with more effort and craftsmanship.

One of the great things about adding a dormer is that it usually doesn’t require you to mess with your home’s foundation. In most cases, the existing structure can support the added weight just fine, especially if it’s a standard-sized dormer. Occasionally, for larger dormers, your architect might recommend installing an extra support beam underneath to keep everything rock solid, but it’s pretty rare that you’d need new foundation work.

This means you can upgrade your space and invite the sunshine in without undertaking a major structural overhaul—or giving your wallet a heart attack.

• A roof line is the structural edge of a roof, made up of components like fascia, soffits, bargeboards, cladding, and gutters, all working together to protect and finish the roof.

• The roof line plays a critical role by covering rafters, supporting gutters, allowing ventilation, and preventing weather or animals from entering the home.

• Planning a roof line is important whether you’re building a new home, replacing a roof, or making repairs.

• Choosing the right materials is key, as they impact durability, maintenance, and overall appearance.

• Color coordination matters—some elements (like dry verge and gutters) often match the roof, while others (like fascia and soffits) may contrast with the home exterior.

• It’s important to consider how much of the roof line will be visible, since this affects both design decisions and overall curb appeal.

• Estimating the total area of the roof line helps with budgeting and understanding project scope.

• Consulting a roofing professional can help you understand each component and ensure everything works together properly.

• Overall, a well-planned roof line improves both the functionality and visual finish of your home’s exterior. 

Ready to get started on your project? MySitePlan can help you get the site plan you need to submit to your building department to get the go-ahead for your project and keep your cost to raise a roof low. 

Our service is fast (you’ll get a plan for review within 24 hours!) and comes with guaranteed acceptance. Just ensure that your building department doesn’t require that the plan is drafted by a surveyor, engineer or architect as our plans are uncertified. Contact us today to get started!

This article was originally published on 2020-08-03. It was updated on 2026-03-10 by Ryan Crownholm.