Second story additions in Edmonds
If your Edmonds lot is tight, sloped toward the water, or already built to its setback, adding on at ground level is usually not an option. Adding up is. Another Story SEA is the stay-in-home second-story program for Edmonds, Lynnwood, Shoreline, and north Seattle, delivered locally by Pacific Pro Group — an Edmonds design-build firm and certified Another Story installer with its office on Railroad Avenue, a short walk from the ferry dock.
In September 2026 the Everett Post profiled Pacific Pro Group: the Railroad Avenue office, the design-build team, and the method that lets a family keep living downstairs while a second floor is built above them. The feature is linked in the sources at the bottom of this page. What follows is the plain-language version of how that method works and who does the work here in Edmonds.
The difference from a conventional pop-top is the order of operations. A conventional second-story addition removes the roof first and exposes the first floor to the weather and the jobsite for weeks. Another Story builds the new roof first: the new upper level is framed and dried in above the existing roof, and only after that shell is weathertight does the old roof come out, from underneath. Nothing is lifted, and the existing ceiling stays in place until the finish stage.
That sequencing matters more in Edmonds than in most places. Much of the housing in Westgate, Five Corners, Perrinville, and Meadowdale dates from the postwar decades — one-story ramblers and split-levels on lots that were platted for exactly the footprint they hold — and the older streets of the Bowl are tighter still. Building up keeps the yard, the trees, and the address, and it does so in a climate where an open roof in October is not a risk worth taking.
How the process works
Another Story is a patented sequence (U.S. Patent 11,746,544) for adding a level to an existing house without moving out. The steps run in this order:
- Adjustable steel supports are set through small sealed openings in the existing roof and bolted to the top of the load-bearing exterior walls.
- Perimeter beams are placed on those supports and leveled.
- The new second-story shell — roof and perimeter walls — is framed and weatherproofed on the beams, above the old roof.
- Only after the new shell is dried in does the old roof come out, from underneath, through window openings. The existing ceiling stays in place.
- Floor joists, knee walls, and finish work follow. The first-floor kitchen, baths, and bedrooms remain in use throughout.
Who does the work in Edmonds
Pacific Pro Group, 144 Railroad Avenue, Suite 307, Edmonds, WA 98020. Licensed Washington contractor PACIFPG765OF, founded July 2024. Design, City of Edmonds and Snohomish County permitting, interior planning, and construction are handled by one team under one contract, and daily logs and site photographs are shared with the homeowner through Buildertrend.
Pacific Pro Group is a member of the Edmonds Chamber of Commerce and the presenting sponsor of the Edmonds Chamber 4th of July 5K.
What it costs and how long it takes
Every house is different, so the process starts with a paid feasibility review — structure, foundation, zoning and height limits, and energy code — before any design spend. The review is what turns a range into a real number for your specific house, and it is also where a house that is not a good candidate gets told so early, before anyone has drawn anything.
Start with your address
The fastest first step is the free preview on this site: enter your address, see your own house with a second story on it, then book a conversation with the Pacific Pro Group team. Prefer to talk first? Call (206) 446-5656 or visit pacificprogroup.com.
Neighborhoods we serve in Edmonds
Common questions about second story additions in Edmonds
Can we really stay in the house during a second-story addition?
Yes. The new second floor is framed and weatherproofed above the existing roof before the old roof is removed, so the first floor stays enclosed and in use for the whole build.
Does Pacific Pro Group handle the Edmonds permit?
Yes. The permit set is prepared in-house, and the same team communicates with the city reviewer and meets the inspector on site.
Is this the same as a “roof lift”?
No. Nothing is lifted. A new roof and shell are built above the existing roof, and the old roof is dismantled from underneath afterward.
What if my lot is at its setback?
That is the typical case for a second story. Building up adds bedrooms, a primary suite, or an office without touching the yard or the setback.
Where does Pacific Pro Group work?
Edmonds, Lynnwood, Mountlake Terrace, Shoreline, Lake Forest Park, Kenmore, Bothell, Woodinville, Kirkland, Medina, Mercer Island, and the city of Seattle — 38 ZIP codes across Snohomish and King counties. Enter your address on this site to confirm coverage.
ZIP codes served: 98020 · 98026