Swanson Renovations — Luxury Design and Build

Service

Room Additions in Southlake, Keller & DFW

Primary suite additions, second-story expansions, sunrooms, in-law suites, and casita builds across Southlake, Keller, Westlake, Colleyville, Trophy Club, and Flower Mound. Chad partners with your designer (or one we introduce) on every addition.

A room addition at Swanson typically covers 250-950 square feet of new conditioned square footage — a primary suite, a second-story addition above an existing single-story portion, a sunroom or three-season addition off the back, or a detached casita/pool house. Most DFW luxury additions run 16-32 weeks of active construction and land in the $250,000 to $750,000 range. Foundation and roofline complexity, ARB review timelines, and finish tier drive most of the variance.

What a room addition looks like at Swanson.

A room addition is a different animal than an interior remodel. You’re not changing the home you already have — you’re growing it. Different foundation work. Different structural engineering. Almost always an HOA architectural review. And often a longer timeline than the same-scope interior remodel would take, because you’re building shell-plus-finish rather than just finish.

The trade-off, when the scope is right, is that the family stays in the house throughout and the finished space is exactly the size the home actually needs. No compromises to fit within existing walls. No load-bearing pattern to work around. And when it’s done, the new addition reads as if the home had always had it — because the roofline, the materials, and the proportion tie back to what was already there.

Five scopes we run most often.

Primary suite addition.

The most common scope. A typical Swanson primary suite addition adds 450-700 sq ft — bedroom, spa-grade primary bath, walk-in closet, sometimes a sitting nook. The existing primary usually becomes a guest suite or office. Budget: $250K-$450K. Timeline: 16-24 weeks construction. Common when the original primary was small, poorly oriented, or distant from where the family actually spends time.

Second-story addition.

When the lot is tight and you need square footage without expanding the footprint. Typical second-story addition adds 700-1,200 sq ft — often a new primary suite plus a bonus room, or two bedrooms and a bath. Requires a structural engineer’s review of the first-floor bearing walls; sometimes we rebuild portions of the first-floor ceiling framing to carry the new load. Budget: $500-$650/sq ft. Timeline: 22-32 weeks construction.

Sunroom or three-season addition.

A conditioned or semi-conditioned addition off the back — glass-heavy, oriented for the view, integrated with the kitchen or family room. Between 200-450 sq ft. Budget: $185K-$385K depending on whether it’s a fully conditioned four-season addition or a three-season addition with limited HVAC. Timeline: 14-22 weeks.

In-law / guest suite addition.

Bedroom, private bath, and often a kitchenette — either attached to the main home or as a detached casita on the property. 400-700 sq ft. Budget: $325K-$550K. Timeline: 18-26 weeks. Common in multi-generational households or homes with regular long-term guests.

Pool house / detached casita.

A 250-650 sq ft freestanding structure — full bath, small bar or kitchenette, changing area, sometimes an office nook. Same finish grade as the main home. Budget: $275K-$550K depending on size and whether the interior is full-conditioned living or lighter pool-house use. Timeline: 16-22 weeks.

What’s included in a Swanson room addition contract.

  • Design coordination. We work with your designer (or introduce you to one we trust) to develop the addition’s interior design in parallel with the shell design. The interior finish plan is locked before framing begins so the shell dimensions match the interior intent.
  • Architectural drawings. Complete construction documents — foundation plan, framing plan, elevations, sections, roof plan, MEP schematics. Prepared by our architect partners.
  • HOA architectural review + permits. We draft the ARB submission package, respond to feedback, resubmit if requested. Then all permits (building, electrical, plumbing, mechanical, gas).
  • Foundation. Slab-on-grade in most cases; pier-and-beam or raised foundation when the site or design requires. Drainage and grading integrated.
  • Framing + roofing. Wood-framed walls, engineered lumber for spans that need it, roof framing tied into the existing home’s rooflines. Roofing to match the existing home (composition, tile, metal — whichever the home already has).
  • Exterior finishes. Stucco, stone, brick, siding — matched to the existing home’s exterior. Windows and doors matched or upgraded coordinated with your designer’s spec.
  • Full MEP. New HVAC zone, electrical service extension, plumbing to the new bath/kitchen, gas if needed.
  • Interior finish-out. Everything from insulation and drywall through paint, trim, flooring, cabinetry, tile, and fixtures — coordinated with your designer’s spec sheet.
  • Project management. BuilderTrend daily updates, weekly site walkthroughs with you and your designer, single point of contact (Nancy).
  • Site protection + cleanup. Ram-board flooring in the existing home’s traffic corridor to the addition site, zip-wall dust barrier at the tie-in point, daily cleanup.

Recent addition projects.

Southlake Master Suite Addition — a representative primary suite addition on a Southlake lot with ARB review.

Ready to talk about your room addition?

Talk to Chad about your project — the first conversation is sixty to ninety minutes in your home, free, no pitch. Bring your designer if you have one; we can help you find one if you don’t.

Frequently asked questions

What kinds of additions do you build?
Five patterns cover most of what we do: primary suite additions (bed + bath + closet, sometimes a sitting area), second-story additions (typically above a single-story wing so the existing footprint keeps its street presence), sunrooms and three-season additions off the back, in-law / guest suites (bedroom + bath + kitchenette), and detached casitas or pool houses. We don't do garage conversions or basement additions — DFW's slab-on-grade construction makes both of those uncommon and not our specialty.
What does a room addition cost in Southlake or Keller?
As a broad band: $400-$750 per finished square foot of new conditioned space. A typical 500 sq ft primary suite addition lands at $250,000-$375,000. A 700-900 sq ft second-story addition typically runs $400,000-$650,000. A 250 sq ft pool house with full bath and small bar sits around $250,000-$350,000. The variation comes from foundation complexity (slope, drainage, pier work), roofline complexity (matching pitch, hip intersections, chimney routing), and interior finish tier.
How long does a room addition take?
Active construction is typically 16-26 weeks. Before construction, add 10-14 weeks for design + architectural drawings + HOA architectural review (typical in Vaquero, Carillon, Estates of Southlake) + permitting + material lead times. From first consultation to keys: 8-11 months for a straightforward addition, 12-14 months for a large or complex one.
Can we stay in the house during a room addition?
Almost always yes — the existing home stays habitable throughout since we're adding new square footage rather than tearing into the current living areas. The two disruptive moments are the foundation dig (a week of loud equipment) and the tie-in phase where the new roofline connects to the existing (typically 5-7 days of exterior noise). Both are contained. Interior mess in the existing home is minimal because we're not opening its walls.
Do you handle HOA architectural review?
Yes — additions almost always trigger HOA architectural review in the DFW luxury corridor (Vaquero, Carillon, Estates of Southlake, Stone Lakes, certain Hidden Lakes and Granada streets). We draft the submission package as part of the contract: elevations, site plan, materials board, renderings. Typical review cycle in Southlake and Keller: 4-8 weeks depending on the ARB's schedule. Your designer stays in the loop; we handle the paperwork and coordination.
What's the ARB process actually like?
First, we identify whether your neighborhood has an ARB and what its guidelines require (materials, colors, roof pitch, setback, rooflines visible from the street). Then we draft the submission — usually elevations from all four sides, a site plan with the addition footprint, exterior material specifications, and 2-3 rendering angles. Submit, wait 4-8 weeks, respond to any feedback, resubmit if changes are requested. Most reviews approve on the first or second round when the addition respects the home's existing architecture.
Do you do primary suite additions specifically?
Yes — this is our most-common addition scope. A typical Swanson primary suite addition adds 450-700 sq ft: primary bedroom, spa-grade primary bath, walk-in closet, and sometimes a small sitting nook or coffee station. The existing primary often becomes a guest suite or converted office. Budget: typically $250,000-$450,000 depending on finish tier. Timeline: 16-24 weeks construction plus 3 months of pre-construction design and permits. See our [primary suite service page](/services/primary-suite-remodel/) for more detail.
What about second-story additions?
Yes, when the existing structure can support it (we do a structural engineer's review before design). Second-story additions typically add 700-1,200 sq ft — a new primary suite plus a bonus/media room, or two bedrooms and a bath. Structural: we install steel beams and columns as needed to support the added dead load; sometimes we rebuild a portion of the first-floor ceiling framing. Budget: $500-$650/sq ft. Timeline: 22-32 weeks construction.
Do you do additions in Vaquero, Carillon, and Timarron?
Yes — additions in these neighborhoods almost always require ARB approval and often involve careful coordination with the original home's architecture (heavy Mediterranean/Tuscan details, stone veneer, tile roofs). We know the ARB processes and the local material sources that hold the aesthetic. Detailed neighborhood pages: [Vaquero](/locations/southlake/vaquero/), [Carillon](/locations/southlake/carillon/), [Timarron](/locations/southlake/timarron/).

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Talk to Chad about your room additions.

First conversation is sixty to ninety minutes in your home. Free, no pitch.

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