How to Plan a Pop Top Addition: A Denver Homeowner's Success Guide
- Blue Horse Education
- 14 minutes ago
- 9 min read
hinking about a pop top addition for your Denver home? Prepare for a significant investment—prices typically range from $100,000 to $200,000 for this transformative renovation .
When you consider that typical Denver homes only occupy about 60% of their 6,250 square foot lots, adding upward makes perfect sense . However, the costs can add up quickly. Second story additions in Denver currently run between $400 to $450 per square foot, meaning a 1,000 square foot addition could cost approximately $450,000 .
Despite the hefty price tag, we've helped countless Denver homeowners successfully navigate this process. A well-executed pop top allows you to relocate bedrooms upstairs while expanding your ground floor living spaces and kitchen . Additionally, you'll need to budget wisely—expect to allocate 10-15% for architectural design and a substantial 40-50% for labor costs .
The timeline is another crucial consideration. The permitting process alone for a pop top addition in Denver (classified as a Major Residential Project) takes approximately 253 days , with actual construction adding another six to eight months .
In this guide, we'll walk you through everything you need to know before building up, helping you avoid costly mistakes and ensure your Denver pop top project succeeds from planning through completion.
Is Your Home Ready for a Pop Top Addition?
Before diving into your pop top addition project, determining if your home can physically support a second story is essential. The foundation of your home is the critical starting point—particularly for Denver's older properties. Many homes built between 1900-1930 were solidly constructed, making them good candidates for vertical expansion [1]. Nevertheless, a structural engineer should evaluate your foundation to confirm it can handle the additional weight [2].
For homes built after the mid-1920s with concrete foundation walls and continuous footers, you might need minimal structural modifications [1]. Most projects, though, require some foundation support through helical piers or concrete pads [1]. This assessment is non-negotiable for ensuring long-term structural integrity and safety [3].
Lot size and zoning restrictions in Denver
Denver's zoning regulations significantly impact your pop top plans. Most residential zones limit building coverage to approximately 32.5% of your lot [1]. With a typical Denver lot measuring around 6,250 square feet, your house footprint can only occupy about 2,031 square feet [1][4].
Furthermore, you must consider the "bulk plane envelope" constraint—visualize a tent with 45-degree roofs over your house. This envelope allows a peak height of 30 feet, but only about 17 feet at the property lines [1]. Your expanded home must fit within these parameters.
Before proceeding, verify all zoning requirements with Denver's building department and secure necessary permits covering engineering, zoning approval, framing, and subcontractor work [2].
When a second story makes more sense than expanding out
A pop top addition becomes particularly attractive when you have limited yard space [5]. Rather than sacrificing your outdoor areas, building upward allows you to maximize your home's square footage while maintaining your garden [6].
For growing families with Denver bungalows that typically occupy only 60% of their property lot, adding a second story effectively doubles living space [4]. Additionally, vertical expansion creates opportunities to rethink your main floor layout, potentially opening up living areas once bedrooms are relocated upstairs [7].
Pop tops also make sense when zoning restrictions prevent horizontal expansion or when demolishing and rebuilding isn't financially feasible [4]. With thoughtful planning, your second story addition can transform your home while preserving its character and your outdoor space.
Designing Your Second Story Addition
Image Source: James Hardie
Deciding on the right design approach for your pop top addition creates the foundation for a successful project. Your design choices impact both functionality and esthetics, ultimately determining how well your new space integrates with your existing home.
Choosing between full and partial second stories
When planning your pop top, you'll face a fundamental decision: full or partial second story? A full second-story addition maximizes space by building over your entire home's footprint. This approach works well when you need multiple bedrooms and bathrooms, although it represents the most expensive and time-consuming option [8].
Conversely, a partial second-story addition builds over just a portion of your home—perhaps above the garage or a single wing. This option typically costs less and creates less disruption during construction [8]. For Denver homeowners with budget constraints or those wanting targeted additional space like a guest suite or home office, this can be ideal.
Some homeowners opt for modular construction, where the second floor is built off-site then craned into place. This method offers potential cost savings, quality control advantages, and minimizes on-site construction disruption [8].
Changing the roofline for a seamless look
The most critical exterior element of your pop top is the roofline. For a cohesive appearance, aim to match roof pitches and lines with your existing structure [9]. All fascia boards and gutters should align to create a unified appearance [9].
Essentially, the goal is integration so perfect that visitors can't tell where the original home ends and the addition begins. One of the highest compliments for a pop top is "where was the addition?" [9]. Consider working with an architect who specializes in roof design for pop tops to navigate these complexities.
Incorporating modern needs like home offices
Your pop top provides an opportunity to create purpose-built spaces that enhance your lifestyle. With remote work increasingly common, incorporating a dedicated home office makes practical sense [10]. Consider design elements like natural lighting, technology integration, and ergonomic layouts [10].
Beyond offices, you might design versatile spaces that transform as your needs change—perhaps a bedroom that could later become a hobby room [3]. The beauty of a custom pop top lies in your ability to tailor every aspect to your specific requirements, creating spaces that support your unique lifestyle [11].
Working with Denver Pop Top Contractors
The success of your Denver pop top addition hinges largely on choosing the right contractor. Since this type of renovation requires specialized expertise, working with experienced professionals is non-negotiable.
How to find experienced 2nd story addition builders
Initially, look for contractors with specific experience in pop top and second story additions. The best Denver pop top contractors typically have completed a variety of projects in historic Denver neighborhoods [12]. Consider design-build firms that handle both architectural design and construction under one roof, as this approach often results in better communication, fewer budget overruns, and improved project timelines [12].
Request to see portfolios of previous pop top projects, especially those in Denver's older neighborhoods. Experienced contractors understand Denver's unique architectural styles and building codes, ensuring a smoother construction process [13].
Questions to ask before hiring
Prior to signing with any contractor, verify these critical details:
License and insurance - Ensure they're properly licensed and have liability and worker's compensation insurance [14]
Project experience - Ask specifically about their experience with pop top additions [14]
Foundation evaluation process - Inquire whether they work with structural engineers to assess your home's foundation [15]
References - Request contact information for previous pop top clients [16]
Warranties - Understand what guarantees they offer on their work [17]
Payment structure - Clarify their payment schedule and how they handle change orders [17]
Importance of clear contracts and communication
Ultimately, written contracts protect both you and your contractor. Research shows that 90% of renovation issues stem from misunderstandings [18]. A comprehensive contract should outline scope of work, project timeline, payment schedule, change order procedures, and dispute resolution methods [18].
Regarding communication, establish expectations early about how frequently you'll receive updates. The most successful contractors keep homeowners informed throughout the project lifecycle [19]. This regular communication helps prevent misunderstandings and ensures everyone stays aligned on expectations throughout your pop top project [19].
Timeline, Permits, and Realistic Expectations
Embarking on a pop top addition journey means planning for a marathon, not a sprint. Understanding realistic timelines helps you prepare mentally and financially for what lies ahead.
Average project duration in Denver
For Denver homeowners, a pop top addition typically requires 6-8 months of actual construction [4]. This timeframe covers everything from removing the roof to completing interior finishes. In reality, many projects extend beyond the 10-month mark due to high demand and material challenges [1].
Several factors influence your timeline: contractor efficiency, inspection schedules, material availability, and unpredictable Colorado weather [4]. Consequently, building flexibility into your expectations prevents unnecessary stress when inevitable delays occur.
Understanding the permitting process
The permitting phase often surprises homeowners with its length. Currently, pop top additions in Denver are classified as Major Residential Projects with permits taking approximately 253 days to process [4]. This substantial pre-construction period must be factored into your overall planning.
Denver's permitting system ensures all home projects meet safety standards and building codes. The process includes plan review, zoning compliance checks, and multiple inspections throughout construction [2]. Presently, Mayor Johnston has promised 180-day turnarounds for permitting, although actual times may vary [2].
How to prepare for living through construction
Most contractors recommend moving out during a pop top addition for safety and sanity [20]. If temporarily relocating isn't feasible:
Throughout construction, maintaining open communication with your contractor helps navigate unexpected challenges. Adaptability becomes your greatest asset during this transformative but disruptive process [22].
Conclusion
Transforming your Denver home with a pop top addition represents a significant undertaking that demands careful planning, substantial investment, and considerable patience. Although costs typically range from $100,000 to $200,000 and timelines stretch beyond ten months, the benefits often outweigh these challenges. Your newly expanded home will provide additional living space without sacrificing precious yard area, essentially doubling your square footage while maintaining your property's footprint.
Structural considerations must come first, therefore consulting with engineers to evaluate your foundation becomes an essential early step. Many Denver homes built between 1900-1930 offer solid foundations for vertical expansion, but professional assessment remains non-negotiable. Additionally, understanding Denver's zoning regulations, particularly the bulk plane envelope constraints, will save you headaches during the permitting process.
The design phase offers opportunities to personalize your space based on your specific needs. Whether you choose a full or partial second story depends largely on your budget and space requirements. Most importantly, attention to roofline integration creates that seamless look where visitors can't distinguish the original structure from the addition.
Finding experienced contractors specifically skilled in pop top additions will undoubtedly influence your project's success. Clear contracts, consistent communication, and realistic expectations about timeline and living arrangements during construction will help you navigate this complex process more smoothly.
We've guided numerous Denver homeowners through successful pop top projects, and one truth stands clear—thorough preparation makes all the difference. While the journey may seem daunting at first, the end result—a beautifully expanded home that meets your family's needs without requiring relocation—proves worthwhile for many Denver homeowners. Your transformed space will provide years of enjoyment, making the temporary disruption a small price to pay for long-term satisfaction.
Key Takeaways
Planning a pop top addition in Denver requires strategic preparation, realistic budgeting, and patience for a transformative home expansion project.
• Budget $100,000-$200,000 total with costs reaching $400-450 per square foot for construction plus 10-15% for design fees
• Expect 10+ month timeline including 253 days for Denver permitting process plus 6-8 months of actual construction work
• Verify structural readiness first by hiring engineers to assess your foundation, especially for homes built 1900-1930
• Choose experienced pop top contractors with Denver-specific expertise and clear contracts to avoid the 90% of issues from miscommunication
• Plan temporary relocation during construction for safety and sanity, as most contractors recommend moving out during the build
A well-executed pop top doubles your living space while preserving yard area, making it an ideal solution for growing families on Denver's typical 6,250 square foot lots where homes occupy only 60% of available space.
FAQs
Q1. How much does a pop top addition typically cost in Denver? A pop top addition in Denver usually costs between $100,000 to $200,000. The price can reach $400 to $450 per square foot for construction, with additional costs for design fees.
Q2. How long does it take to complete a pop top addition in Denver? The entire process can take over 10 months. This includes approximately 253 days for the permitting process and 6-8 months for actual construction work.
Q3. Are all homes suitable for a pop top addition? Not all homes are suitable. It's essential to have a structural engineer evaluate your foundation, especially for homes built between 1900-1930. The foundation must be able to support the additional weight of a second story.
Q4. What are the zoning restrictions for pop top additions in Denver? Denver has specific zoning regulations, including a "bulk plane envelope" constraint. This limits building height to 30 feet at the peak and about 17 feet at the property lines. Most residential zones also limit building coverage to approximately 32.5% of the lot.
Q5. Should I move out during the construction of a pop top addition? Most contractors recommend moving out during construction for safety and comfort. If staying, prepare for noise, dust, and potential utility disruptions. Consider setting up temporary living arrangements in finished basements if available.
References
[1] - https://www.5280.com/should-you-pop-the-top-on-your-home/[2] - https://sdb-denver.com/denver-permit-approval/[3] - https://blog.callcustombuilt.com/pros-cons-second-story-home-addition[4] - https://sdb-denver.com/2023/the-construction-industry/denver-bungalow-pop-top/[5] - https://kalinconstruction.com/service/home-additions-pop-tops/[6] - https://www.buildteam.com/blog/should-you-build-up-or-out-a-guide-to-vertical-vs-horizontal-extensions/[7] - https://paradigmhomes.com/blog/should-you-expand-your-home-horizontally-or-vertically/[8] - https://www.thisoldhouse.com/roofing/23009896/how-to-add-a-second-floor-to-an-existing-house[9] - https://www.powellconstruction.com/blog/remodeling-done-right-the-seamless-home-addition/[10] - https://missionhomeremodeling.com/designing-the-perfect-home-office-incorporating-workspaces-through-room-additions[11] - https://www.emmonsroofing.com/residential-services/home-additions/second-story-addition/[12] - https://factordesignbuild.com/design-build-services/home-additions/pop-top-home-addition/[13] - https://kalinconstruction.com/trusted-denver-pop-top-contractor/[14] - https://www.angi.com/articles/adding-a-second-story-to-a-house.htm[15] - https://denverurbanbuilders.net/general-contractors/pop-tops-additions/[16] - https://www.thechadwilsongroup.com/blog/questions-to-ask-home-builders/[17] - https://www.lincolnberg.com/blog/2023/04/questions-to-ask-your-home-builder/[18] - https://www.housetohome.com/importance-of-written-contracts-home-renovation-contractor/[19] - https://www.brightwork.com/blog/6-effective-ways-to-improve-project-communication-guest-post[20] - https://www.houzz.com/discussions/6116203/staying-during-a-second-floor-addition[21] - https://sdb-denver.com/2025/home-remodeling/how-to-prepare-for-your-home-addition/[22] - https://cronin.engineer/pop-top-addition-what-you-need-to-know-before-you-build-up/
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