Second-Story Addition Contractor in the Denver Metro
A second-story addition — a pop-top — is the most structurally demanding residential project most Denver-metro homeowners will ever commission. The roof comes off, new load is stacked onto walls and a foundation that were never drawn for it, and the house is open to Colorado weather during the transition. Abricos LLC works as the general contractor on that scope: we hold the construction contract, run the structural capacity review with the homeowner's engineer, coordinate the architect or designer, carry the permit and inspection sequence through the reviewing jurisdiction, and sequence the trades so the open-roof window is as short as the weather and the drawings allow. This page is about hiring and scoping that work. If you are still deciding whether a pop-top is the right move at all, start with our planning guide to [pop-top feasibility, zoning and cost drivers](/blog/second-story-additions-denver), then come back here when you are ready to talk to a contractor.
What's included
- —Existing-condition review: foundation type, bearing walls, load path and framing capacity
- —Coordination with the homeowner's licensed structural engineer on reinforcement design
- —Coordination with the architect or residential designer through permit-ready drawings
- —Permit submittal and inspection scheduling with the reviewing building department
- —Temporary weather protection and shoring planning for the open-roof phase
- —Framing, roof reconstruction, stair insertion and envelope tie-in
- —Mechanical, electrical and plumbing extensions performed by licensed trades
- —Interior finish matching between the original floor and the new level
Planning considerations
- —Structural capacity question answered before design fees are committed
- —Zoning height, setback and lot-coverage limits confirmed for the specific parcel
- —HOA architectural review treated as a parallel schedule track, not an afterthought
- —Relocation window defined during design rather than decided mid-project
- —Stair location resolved early — it consumes floor area on both levels
Site-specific decisions
The open-roof phase is the whole risk profile of a pop-top in Colorado. Afternoon convective storms, hail and wind-driven snow can all arrive inside a single work week, so the temporary protection plan, the shoring, and the order in which roof planes are removed and re-closed are decided before demolition starts — not improvised once the sheathing is off.
Jurisdictional requirements
Every second-story addition in the Denver metro is a permitted project and effectively always requires stamped structural drawings. Denver, Littleton, Lakewood, Centennial, Highlands Ranch, Arapahoe County, Jefferson County and Douglas County each review differently and hold different height and bulk-plane limits, and a Littleton mailing address alone does not establish which department reviews the file. We confirm the reviewing authority for the specific address first. Detailed jurisdiction-by-jurisdiction notes are in our [Denver home addition permit guide](/blog/denver-home-addition-permits) and the [Littleton permit guide](/blog/littleton-home-addition-permits).
Our process for this work
Site visit → existing-structure and zoning review → preliminary scope and budget bands → engineer and design coordination → permit and HOA submittals → shoring and weather-protection plan → roof removal and framing → envelope close-in → MEP and interior finish tie-in → final inspection and walkthrough.
What is actually inside a pop-top contract
The scope of a second-story addition is wider than the new floor plan suggests, and the items people forget are the ones that move the schedule.
- —Structural reinforcement below the new level. Foundation, bearing walls and the load path down to footings are part of the project even though none of it appears on the new floor plan.
- —Stair insertion. The new stair takes floor area out of the existing level. Where it lands often reshapes the ground-floor plan more than the homeowner expected.
- —Roof reconstruction. The existing roof is removed, not extended. Pitch, ridge line, valleys and eave detailing on the finished house are a design decision, not a restoration.
- —Systems capacity. Electrical service, heating capacity and plumbing risers frequently need extension or upgrade to serve a whole new floor, and that work is performed by licensed trades.
- —Exterior continuity. Siding, trim and window proportions on the new level either read as original or read as an addition. This is decided in drawings, not at siding.
How the engineer, designer and building department fit together
Three separate reviews control a pop-top schedule and they do not run in the same order everywhere. The structural engineer establishes what the existing house can carry and what reinforcement is required. The architect or designer turns the program and the engineer's constraints into permit-ready drawings that also satisfy zoning height and bulk-plane limits. The building department reviews the stamped set and sets the inspection sequence.
Our role is to keep those three moving against one schedule, and to make sure a change on one desk reaches the other two before it becomes rework. Where an HOA architectural committee is involved, that submittal runs as a fourth, parallel track — it does not wait for the building permit and it should not delay it.
The trades performing framing, structural, electrical, plumbing and mechanical work on the project are coordinated through us. See framing and structural work for how that sub-scope is handled, and at-grade room additions and bump-outs for alternatives on the same house.
What the first conversation covers
The initial site visit is about establishing whether a pop-top is a real option for the specific property, not about presenting a package. We look at the foundation and what is visible of the framing, we identify the reviewing jurisdiction for the address, and we talk through the program, the relocation question and rough budget bands before anyone commits to design fees.
If the structure or the zoning says no, we say so at that visit and discuss the alternatives on the same lot. To start, request a consultation or call the office directly.
Trades coordinated on this scope
Specialty work that typically runs alongside second-story additions (denver), performed or coordinated with the appropriately licensed professional.
- —Framing & Structural Work
Framing for additions, wall removals, header replacements and structural repairs.
- —Electrical Work Coordination
Electrical scope coordinated within a broader construction or remodeling project, performed by appropriately licensed electrical contractors.
- —Plumbing Work Coordination
Plumbing scope coordinated within a construction or remodeling project, performed by appropriately licensed plumbing contractors.
Common questions
Ask who carries the structural coordination. On a pop-top the contractor's real value is running the existing-condition review with the engineer, holding the permit and inspection sequence, and owning the weather-protection plan for the open-roof phase. Ask to see how a previous project's temporary protection was staged, ask who writes change orders and when, and ask which building department reviewed the last comparable project. A contractor who cannot name the reviewing authority for your address has not started the work yet.
Other work we do
Custom Home Construction
Ground-up residential builds coordinated from site work through final walkthrough.
Learn more about Custom Home ConstructionHome Additions
Structural additions, second-story additions, and bump-outs tied cleanly into the existing home.
Learn more about Home AdditionsWhole-Home Remodeling
Full-house renovations, gut remodels and phased whole-home projects.
Learn more about Whole-Home RemodelingRelevant service areas for second-story additions (denver)
These are the Denver-metro communities where this scope of work most closely matches our current travel and coordination pattern. Reach out about other addresses — coverage depends on site and scope.
Review our approach to additions and remodeling in Denver and our Littleton general contracting work, including site conditions, jurisdictional review and neighborhood-specific planning.
Working outside these cities? See the full list of service areas or reach out to discuss your address.
