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BOULDER SERVICES
Second-Story Addition in Boulder
Licensed second-story addition services for Boulder and Boulder County. Double your living space without moving.
- Full Design Lifecycle
- Construction & Tenant Finish
- Smart Home · A/V · Edge Compute
Double your living space without moving
EVERY PROJECT STARTS WITH DESIGN
Local Service
Second-Story Addition Services in Boulder, Colorado
Autotelic provides professional second-story addition services throughout Boulder and the surrounding Boulder County area. Full second-story additions across the Denver metro with structural engineering, framing, roofing, and complete interior build-out. Commercially licensed and insured. Whether you're in Boulder (home to CU Boulder) or nearby communities, our team delivers quality workmanship backed by Colorado licensing and full insurance coverage.
Permit Thresholds
Boulder permit thresholds
- Exempt work (no permit required, though work must still comply with all applicab
- The complete list is referenced in Boulder Revised Code (B.R.C.) 1981, Title 10, Chapter 5, Section 10-5-2 (Adoption of International Building Code with Modifications, including exemptions in section J).Section 10-5-2
- Code reference
- Minor drywall repairs (<1 sheet or 32 sq ft).
- Code reference
- One-story accessory sheds (≤120 sq ft, ≤10 ft high, no utilities/electrical/mechanical/plumbing).
- Code reference
- Fences ≤7 ft high.
- Code reference
- Flatwork (private sidewalks, patios, driveways) ≤30 inches above grade, not over a basement/story below, and not part of an accessible route.
- Code reference
- Playground equipment accessory to 1- or 2-family dwellings.
- Code reference
- Prefabricated above-ground swimming pools accessory to 1- or 2-family dwellings (<24 inches deep, ≤5,000 gallons).
- Code reference
- Retaining walls ≤3 ft high (measured from footing bottom to wall top), unless supporting a surcharge or impounding certain flammables.
Codes are amended regularly — verify current requirements with **City of Boulder Planning and Development Services (P&DS; specifically its Building Permits and Inspections section) issues residential building permits for properties within Boulder city limits.
Energy Code
Boulder energy code quick facts
- Code reference
- 2024 City of Boulder Energy Conservation Code (CoBECC), effective December 1, 2024 (based on the 2024 ICC suite of codes with local amendments; all-electric requirements for new construction, additions, and major alterations).
- Code reference
- This applies to the City of Boulder (not unincorporated Boulder County, which follows the 2021 IECC with amendments effective July 1, 2026).
- Code reference
- The code emphasizes performance paths (e.g., ERI/HERS targets) for most projects but retains prescriptive options for smaller additions/remodels (≤1,000 sf for residential).
- Code reference
- Boulder is in Climate Zone 5B.
- Code reference
- Prescriptive requirements align closely with or reference 2024 IECC Table R402.1.2 (and related sections R401–R404, R407–R408) unless locally amended; projects often use performance paths due to stringency.
- Code reference
- Key prescriptive requirements relevant to remodels/additions (from CoBECC/2024 IECC Table R402.1.2 and related sections for CZ 5B; cite the adopting code section or CoBECC equivalent):section or
- Ceiling/attic insulation
- R-49 minimum (R402.1.2 / CoBECC Chapter 4 RE).
- Wood-frame above-grade walls
- R-20 + R-5 continuous insulation (ci), or R-13 + R-10 ci, or R-20 ci (R402.1.2 / CoBECC Chapter 4 RE).
Codes are amended regularly — verify current requirements with **City of Boulder Planning and Development Services (P&DS; specifically its Building Permits and Inspections section) issues residential building permits for properties within Boulder city limits.
Zoning & Dimensional Standards
Setback & dimensional standards in Boulder
Zone-district dimensional standards for Boulder, quoted verbatim from the Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024). Knowing your lot's district — and its setbacks, height, and coverage limits — is where every feasibility conversation starts.
Asetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 15' |
| Side Setback Abutting Street (min) | 25' |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) A setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
BCsetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 15' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35'; 40' (in I-zones) |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) BC setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
BCSsetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 10' |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 10' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) BCS setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
BMSsetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 5' |
| Side Setback Abutting Street (min) | 0' for first and second stories 12' for third story and above |
| Rear Setback (min) | 0' |
| Building Height (max) | 38' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) BMS setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
BRsetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 15' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35'; 40' (in I-zones) |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) BR setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
BT-1setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 15' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35'; 40' (in I-zones) |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) BT-1 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
BT-2setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 10' |
| Side Setback Abutting Street (min) | 15' |
| Rear Setback (min) | 25' |
| Building Height (max) | 35'; 40' (in I-zones) |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) BT-2 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
DT-1setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 0' (k) |
| Rear Setback (min) | 15' |
| Building Height (max) | 38' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) DT-1 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
DT-2setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 0' (k) |
| Rear Setback (min) | 15' |
| Building Height (max) | 38' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) DT-2 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
DT-3setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 0' (k) |
| Rear Setback (min) | 15' |
| Building Height (max) | 38' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) DT-3 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
DT-4setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 0' |
| Rear Setback (min) | 15' |
| Building Height (max) | 38' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) DT-4 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
DT-5setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 0' (k) |
| Rear Setback (min) | 15' |
| Building Height (max) | 38' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) DT-5 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
IGsetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 15' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35'; 40' (in I-zones) |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) IG setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
IMsetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 15' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35'; 40' (in I-zones) |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) IM setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
IMSsetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 5' |
| Side Setback Abutting Street (min) | 0' |
| Rear Setback (min) | 10' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) IMS setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
IS-1setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 15' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35'; 40' (in I-zones) |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) IS-1 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
IS-2setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 0' or 12' |
| Side Setback Abutting Street (min) | 15' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35'; 40' (in I-zones) |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) IS-2 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
MHsetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | See section 9-7-13 |
| Side Interior Setback (min) | See section 9-7-13 |
| Rear Setback (min) | See section 9-7-13 |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) MH setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
MU-1setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 15' |
| Side Interior Setback (min) | 0' or 5' |
| Side Setback Abutting Street (min) | 0' or 5' (b) |
| Rear Setback (min) | 10' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) MU-1 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
MU-2setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 5' |
| Side Setback Abutting Street (min) | 0' |
| Rear Setback (min) | 10' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) MU-2 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
MU-3setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 5' |
| Side Setback Abutting Street (min) | 0' for first and second stories 12' for third story and above |
| Rear Setback (min) | 15' |
| Building Height (max) | 38' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) MU-3 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
MU-4setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 0' (k) |
| Side Interior Setback (min) | 0' or 5' |
| Side Setback Abutting Street (min) | 0' for first and second stories 12' for third story and above |
| Rear Setback (min) | 0' |
| Building Height (max) | 38' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) MU-4 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
Psetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 10' |
| Side Setback Abutting Street (min) | 12.5' (k) |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) P setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
REsetback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 10' |
| Side Setback Abutting Street (min) | 25' |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RE setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RH-1setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 15' |
| Side Interior Setback (min) | 0' or 3' |
| Side Setback Abutting Street (min) | 1' per 2' of bldg. height, 10' min. (i) |
| Rear Setback (min) | 15' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RH-1 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RH-2setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 10' |
| Side Setback Abutting Street (min) | 12.5' (k) |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RH-2 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RH-3setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 10' |
| Side Interior Setback (min) | 1' per 3' of bldg. height, 5' min. (i) |
| Side Setback Abutting Street (min) | 1' per 2' of bldg. height, 10' min. (i) |
| Rear Setback (min) | 15' |
| Building Height (max) | 40' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RH-3 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RH-4setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 1' per 2' of bldg. height, 5' min. (i) |
| Side Setback Abutting Street (min) | 1' per 2' of bldg. height, 10' min. (i) |
| Rear Setback (min) | 20' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RH-4 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RH-5setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 10' |
| Side Setback Abutting Street (min) | 12.5' (k) |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RH-5 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RH-6setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 15' |
| Side Interior Setback (min) | 0' or 3' |
| Side Setback Abutting Street (min) | 1' per 2' of bldg. height, 10' min. (i) |
| Rear Setback (min) | 15' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RH-6 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RH-7setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 10' |
| Side Interior Setback (min) | 1' per 3' of bldg. height, 5' min. (i) |
| Side Setback Abutting Street (min) | 1' per 2' of bldg. height, 10' min. (i) |
| Rear Setback (min) | 15' |
| Building Height (max) | 40' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RH-7 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RL-1setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 5' |
| Side Setback Abutting Street (min) | 12.5' (k) |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RL-1 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RL-2setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 1' per 2' of bldg. height, 5' min. (i) |
| Side Setback Abutting Street (min) | 10' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RL-2 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RM-1setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 20' |
| Side Interior Setback (min) | 1' per 2' of bldg. height, 5' min. (i) |
| Side Setback Abutting Street (min) | 10' |
| Rear Setback (min) | 20' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RM-1 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RM-2setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 5' |
| Side Setback Abutting Street (min) | 12.5' (k) |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RM-2 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RM-3setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 15' |
| Side Interior Setback (min) | 0' or 3' |
| Side Setback Abutting Street (min) | 1' per 2' of bldg. height, 10' min. (i) |
| Rear Setback (min) | 15' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RM-3 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RMX-1setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 5' |
| Side Setback Abutting Street (min) | 12.5' (k) |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RMX-1 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RMX-2setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 15' |
| Side Interior Setback (min) | 0' (attached DUs); 1' per 2' of bldg. height, 5' min. (detached DUs) (i) |
| Side Setback Abutting Street (min) | 0' (attached DUs); 1' per 2' of bldg. height, 5' min. (detached DUs) (i) |
| Rear Setback (min) | 20' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RMX-2 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RR-1setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 15' |
| Side Setback Abutting Street (min) | 25' |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RR-1 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
RR-2setback & dimensional standards
| Standard | Requirement |
|---|---|
| Front Setback (min) | 25' (k) |
| Side Interior Setback (min) | 10' |
| Side Setback Abutting Street (min) | 25' |
| Rear Setback (min) | 25' |
| Building Height (max) | 35' |
Boulder Revised Code, Title 9 Land Use Code (through Ord. 8599, 2024) RR-2 setback standards (\u00a79-7-1 Table 7-1 Schedule of Form and Bulk Standards) — effective 2024 · View the code
Verify current requirements with the jurisdiction — informational reference only. Standards vary by overlay, lot, and use; we confirm the exact rules for your property during feasibility.
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When a second-story addition makes sense
A second-story addition adds bedrooms, a primary suite, office space, or other living area without expanding the home’s footprint. It is often considered when side-yard setbacks, lot coverage limits, a detached garage, or outdoor living priorities make a rear or side addition less practical. In the Denver metro, many homes on smaller lots or in established neighborhoods face those constraints. Vertical expansion can preserve yard space while increasing finished square footage, but it is a structural project—not a cosmetic remodel. The existing foundation, first-floor walls, floor framing, and roof system all have to support new loads.
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What the work typically includes
Scope varies by home and design, but second-story additions commonly involve: - Structural evaluation of the foundation, bearing walls, and first-floor framing - Temporary protection and weatherproofing while the existing roof is opened or removed - New floor framing, exterior walls, windows, and a new or modified roof - Stairs or stair reconfiguration to reach the new level safely and code-compliantly - Exterior finishes that tie into existing siding, masonry, or stucco - Electrical, plumbing, and HVAC extension into the new space by licensed specialty trades - Insulation, drywall, flooring, and interior finishes - Updated smoke/CO detection and means-of-egress details required for the new sleeping or living areas Some projects build over an existing single-story wing; others raise a portion of the home and rework the roof lines around the addition. Matching floor elevations, stair placement, and exterior proportions early reduces costly redesign later.
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Structural and design checks before you commit
Before drawings are finalized, the existing structure needs a clear assessment. Key questions include whether the foundation and first-floor bearing lines can carry the added dead and live loads, whether posts, beams, or sistered joists are required, and how lateral loads (wind and seismic design categories applicable locally) will be handled in the new wall and roof diaphragm. Denver-metro housing stock ranges from mid-century ranches to newer two-story production homes. Older homes may need more framing reinforcement, foundation work, or selective demolition to create clean bearing paths. Design also has to address head height at stairs and eaves, window placement for light and egress, and how the addition reads from the street so massing does not overwhelm the original house. Energy code requirements affect wall and roof assemblies, window performance, and how the new conditioned space connects to the existing thermal envelope. Those choices should be settled in design, not improvised in the field.
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Living in the home during construction
Second-story work is disruptive. Opening the roof, removing ceiling finishes below bearing lines, and running new stairs often affect the main living level. Dust control, temporary weather barriers, and phased access plans matter as much as the finish schedule. Some households relocate for part of the build; others stay and wall off work zones. Expect periods without normal use of rooms under the addition, intermittent utility shutoffs when trades tie in new systems, and restricted yard or driveway access for material staging. A written phasing plan—what stays occupied, where temporary protection goes, and how the home is dried in—should be part of project planning.
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Permits and coordination in the Denver metro
Second-story additions require building permits and plan review. Submittals typically include architectural and structural drawings, and may include energy compliance documentation and public-tree or zoning clearances depending on the property and scope. Roof structure, stair geometry, egress windows in sleeping rooms, guardrails, and smoke detection are common plan-review focus areas. A municipally licensed Denver general contractor coordinates the project, permit process, inspections, and licensed specialty trades such as electrical, plumbing, and HVAC. Individual trade permits are pulled and inspected under those specialty licenses as required by the city or county. HOA architectural review, if applicable, runs in parallel with municipal permitting and should be started early so exterior materials and height are not reworked after permit drawings are complete.
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Cost factors without a one-size number
Second-story addition cost is project-specific. Major drivers include: - Structural reinforcement needed at the foundation and first floor - Size and complexity of the new level, including roof form and exterior finish matching - Stair location and whether existing halls or rooms must be reconfigured - Extent of work required on the level below for beams, posts, or ceiling repair - Mechanical strategy—extending existing HVAC versus adding capacity or zoning - Window and exterior material choices - Site access, temporary protection, and whether the household will occupy the home during construction - Local permit, design, and engineering requirements Because those variables differ by house, proposals should follow on-site evaluation and schematic design rather than a generic per-square-foot assumption.
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How to prepare as a homeowner
Clear goals help the design team size the addition correctly: who will use the space, whether a full bath is required, storage needs, and whether future resale layout matters as much as immediate use. Gather any existing plans, survey work, prior remodel permits, and HOA guidelines before the first site visit. Also note known issues—settlement cracks, past roof leaks, undersized electrical service, or aging HVAC—that could surface when the structure is opened. Sharing those details early keeps structural and mechanical scope realistic.
FAQ
Common questions
Can my existing foundation support a second story?
Not always without reinforcement. A structural evaluation looks at foundation type and condition, soil bearing assumptions, and how new loads transfer through the first floor. Some homes need added footings, beams, posts, or wall reinforcement; others can accept the load with more limited framing upgrades. That determination belongs in design, before demolition.
Will we need to move out during a second-story addition?
It depends on the roof opening sequence, stair work, and how much of the main level is affected. Some owners stay with temporary barriers and phased work; others relocate during demo, framing, and dry-in. Ask for a phasing and protection plan so occupancy expectations are explicit.
Who handles the trade permits and licensing?
A municipally licensed Denver general contractor coordinates the project and inspections. Licensed specialty trades handle electrical, plumbing, HVAC, and other regulated scopes, including the trade permits those disciplines require.
How long does a second-story addition usually take?
Duration depends on size, structural complexity, weather during roof-open work, permit review time, and finish level. Design and permitting often take a substantial period before construction starts. Construction itself commonly spans several months once work begins; your schedule should be built from the actual drawings and municipal review timeline, not a generic estimate.
Do second-story additions require new stairs?
Most do, unless an existing stair already lands where the new floor can connect cleanly. Stair placement affects hallways, closets, and rooms on the first floor, and the stair must meet current code for rise, run, headroom, and guards. Resolve stair location in schematic design because it drives both structure and daily circulation.
What surprises homeowners most on these projects?
Conditions hidden above ceilings and in bearing walls—older framing, prior undocumented remodels, or limited capacity for new point loads—are common discovery items once the structure is opened. Exterior matching, temporary weather protection, and the amount of first-floor repair under new beams are also easy to underestimate without thorough design.
Service Area
Serving Boulder and Boulder County
We serve Boulder, CO and all surrounding Denver metro communities. Our team is based in Denver and operates throughout the Front Range, from Castle Rock to Longmont and everywhere in between. Contact us for a free estimate on your Boulder project.
How It Runs
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DESIGN SERVICES
Discovery & Site Analysis
Needs + preference programming, site survey, as-built documentation, feasibility.
We walk, measure, and photograph your property — existing conditions, utilities, structure, and constraints. You get the as-built documentation and feasibility read that every later decision rests on.
Learn more →Concept Design & Space Planning
Schematic design, floor plan studies, layout options.
Your scope becomes schematic floor plans you can compare side by side — circulation, daylight, adjacencies, and what each option does to the budget. Layout decisions happen on paper, where changes are cheap.
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Design development, materials + finishes, photorealistic visualization.
The chosen concept resolves into materials, finishes, fixtures, and lighting — with the automation layer drawn in. Photorealistic renderings let you walk the space and adjust before anything is priced.
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Full CD sets, structural + MEP engineering coordination, permit-ready drawings.
Approved designs become coordinated architectural, structural, and MEP sheets — the set your jurisdiction permits from and trades build from. We submit, track, and answer review comments.
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New Construction & Custom Homes
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Ground-up residential and light commercial builds — foundations through finishes, including modular and steel construction. One accountable builder from dirt to keys.
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Kitchens, baths, basements, pop-tops, whole-home.
Kitchens, baths, basements, pop-tops, and whole-home renovations that respect the house you already have. We handle structure, permits, and the dust.
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Raw shells become working spaces — showrooms, offices, restaurants, schools. Dealer-spec finishes, code compliance, and opening dates held.
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Backyard cottages, garage conversions, and factory-built homes — zoning, design, permits, and set. Denver’s ADU rules are a specialty, not a surprise.
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Decks, pergolas, and dining patios engineered for Colorado sun, snow, and hail — structure, shade, and drainage done right the first time.
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Smart Home Automation
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Whole-home control of lighting, shades, climate, audio, and security from a single interface — Crestron, Lutron, Savant, and Control4 designed in, not bolted on.
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Theaters, distributed audio, video walls, and commercial sound — designed, installed, and tuned by the same team for over 20 years.
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Every subsystem brought into one elegant interface — custom programming for homes and venues, with scenes and schedules that match how the space is actually used.
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Enterprise Wi-Fi, structured cabling, racks, on-prem compute.
Enterprise-grade Wi-Fi, structured cabling, racks, and on-premise compute — the backbone that makes everything else reliable, including our own Barbot platform.
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Solar arrays, Tesla Powerwall, EV charging — certified install.
Solar arrays, Tesla Powerwall, and EV charging designed and installed by a Tesla Energy Certified team — roof, electrical, and app in one scope.
Learn more →TRUSTED TO BUILD FOR
- Punch Bowl SocialFirst four locations
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- Denver HighlandsFirst modular custom home
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