Expand your Boca Raton home without the zoning headaches or structural guesswork. We build second stories, in-law suites, and room additions using a strictly engineered, permit-led process. Every project includes:
Owner Jorge Monroy (CGC1514129) personally supervises every site. No absentee managers.
Every Boca addition that dies before it finishes dies in one of three places: at zoning, at the roof tie-in, or at the insurance re-rate six months after move-in. None of those failures are about craft. They're about whether somebody checked the recorded plat against the footprint in week one, whether the engineer sealed a real connection detail at the tie-in plane, and whether every permit closed with a final inspection so the insurer would still write the policy.
A home addition is new construction, not a remodel. That distinction matters more than most contractors admit. New construction has to meet current Florida Building Code as a new structure current wind-load design (160-170 mph ultimate design speed for Boca under ASCE 7-22, Risk Category II), current impact-opening requirements, current foundation and connection details. If the addition is structurally connected to the existing house, the combined structure has to meet current code as a single unit. That's the physics. Everything else on this page describes how we handle it.
Jorge's standard practice is to pull every required permit in his name as the licensed general contractor (CGC1514129). A Florida-licensed structural engineer seals every addition drawing we build, and the engineer's stamp goes into your closeout binder alongside every inspection card. For projects in an AE or VE flood zone, we verify FEMA's substantial-improvement rule in feasibility before design so you're not surprised at permit submittal.
Every addition on this list follows the same three-gate check (zoning, structural, roof tie-in) and the same permit-led process. What changes is scope, timeline, and structural complexity. Ranges are middle-of-the-road numbers from our last 36 months of additions invoicing and recent Boca Raton market data starting frames, not quotes.
The most complex addition type. Requires evaluating whether the existing foundation and first-floor framing can carry a second floor, removing and rebuilding the roof over both floors, and re-filing the wind-mitigation form on the whole home. For most post-1990s Boca homes, structurally feasible; for 1970s-and-earlier, underpinning sometimes required.
An attached suite shares at least one wall with the main house typically bedroom, bath, and sometimes a kitchenette. In Boca, treated as an addition rather than an ADU so long as it doesn't create a separate legal dwelling unit (no separate utility service, sometimes no full second kitchen depending on reviewer). New state law (SB 48, effective July 1, 2026) is opening detached-ADU paths too.
Most primary-suite expansions in Boca push 200-600 sqft out the back of the home to add a walk-in closet and a larger bath sometimes both. Almost always triggers a roof tie-in and new impact glass, and almost always needs a structural engineer for the new openings and framing. Bath work follows our same waterproofing standard as stand-alone bath remodels.
A stand-alone room home office, gym, extra bedroom pushed off an existing exterior wall. Smaller scope than a suite expansion, but the zoning, structural, and roof tie-in checks are identical. We often recommend a structurally independent footer and beam for older homes, because it lets us leave the existing house untouched structurally instead of bringing the whole structure up to current code.
Converting a garage to conditioned living space isn't a finish project it's new construction inside an existing shell. Requires slab-edge and floor-level work, egress window sizing, HVAC extension and Manual-J recalc, electrical upgrade for living-space receptacle and GFCI code, sometimes bathroom rough-in, wall assembly insulation and vapor control, and zoning compliance for parking (new FL law preempts cities from requiring replacement parking when done as part of an ADU path).
Enclosing an existing screened lanai into conditioned space is the smallest sub-type on this page but it's still a permitted addition, not a cosmetic change. Triggers HVAC extension, a new roof assembly (the existing lanai roof almost never meets current energy code for conditioned space), impact-rated glazing, and electrical. In flood zones, the 50% rule check matters because the lanai slab may not meet current elevation requirements.
Almost every Boca addition that fails, fails at one of three gates and almost every contractor quotes the project as if those gates weren't there. Here is what we check before you commit to design, what we engineer before we commit to a permit, and what we detail before we commit to a weathertight close-in.
The first check on every addition. We pull your recorded plat, identify the zoning district, verify front / side / rear setbacks (which vary by district — and many Boca subdivisions are prior-platted with custom recorded setbacks that differ from the city's chart), confirm max lot coverage and max height, and check any HOA overlay. If the footprint fits the envelope, we proceed. If it doesn't, you learn it in week one — not week ten.
Check: Plat, setbacks, height, HOA before design fees
A Florida-licensed structural engineer evaluates whether your existing foundation and framing can carry the addition's loads — or whether the existing needs reinforcing, whether a structurally independent footer is the better path, or whether a second story requires underpinning. The engineer seals the drawings the City requires for the structural sub-permit. Current FBC requires ASCE 7-22 wind-load methodology at Boca's 160-170 mph ultimate design wind speed.
Seal: FL-licensed PE — foundation, framing, wind, connections
The single most common water-intrusion failure point on a South Florida addition. We detail every tie-in before dry-in: roof covering removed at least 24″ back from the line, self-adhered ice-and-water shield 18–36″ up both decks across the joint, step flashing at sidewalls, counter-flashing cut into or embedded in stucco (never surface-caulk), and matching covering tile-to-tile or shingle-to-shingle with a proper transition.
Detail: Drawn, inspected, photographed before close-in
These starting ranges are anchored by 36 months of our own invoicing and recent Boca Raton market data ($131–$262/sqft). We don't guess at your budget—your project is priced documented only after Jorge walks the site and our engineer evaluates the existing structure.
Project-total ranges labor, material, engineering, permits, impact glazing, contingency. Quotes are fixed-price, written, valid 30 days. Florida sales tax and county surtax apply to taxable materials. Allowance lines for long-lead items (impact windows, stone, specialty millwork) are itemized and reconciled at final.
How a typical TDS Contractors addition runs, from signed project agreement to handover. Actual duration varies by scope; your project agreement sets the specific schedule. A garage conversion can run the low end (6 months total); a full second-story addition with structural reinforcement and HOA review can run 14 months total. Long-lead items impact glass, specialty windows, custom roof tile are ordered at permit issuance so the material clock runs in parallel with the build.
Pull recorded plat, verify district setbacks, confirm height and lot coverage, identify any HOA overlay, check flood zone via FEMA FIRM, verify substantial-improvement exposure. You find out whether your footprint fits the envelope before paying for stamped drawings.
Architect draws plans; Florida-licensed structural engineer evaluates existing structure and seals the structural sub-set. Energy calcs, HVAC Manual-J, and any specialty engineering (truss design, flood-vent calc, wind-load review) completed in parallel.
Submittal to City of Boca Raton Development Services: building, structural, plumbing, electrical, mechanical sub-permits. Separate HOA architectural-review package submitted on its own track. Long-lead material orders placed at permit issuance impact glass, custom windows, roof tile so lead times run in parallel.
Dust barriers up, existing envelope opened where required. Excavation, soils verification, footer install (strip or piles per geotech), slab pour, foundation inspection. On 2nd-story projects, temporary weather protection for existing home while roof is off.
Wall framing (CBS or stud with strapping, per engineer), roof framing, sheathing, dry-in. Rough plumbing, rough electrical, HVAC rough, insulation. Roof tie-in flashing installed and photographed before re-roof. Inspections as each trade finishes.
Drywall, finish trades, flooring, cabinets, paint, fixtures, appliances. Final building, electrical, plumbing, mechanical, and energy inspections. Certificate of Completion. Elevation Certificate filed if in SFHA. Punch-list walkthrough, closeout binder (permits, inspections, engineer's seal, wind-mit, product manuals) handed over.
An addition is the single largest unplanned homeowners-insurance event most Boca homeowners have in a decade. Handled wrong, it can invalidate the policy; handled right, the new wind-mitigation credits from impact glass, a new hip or better roof, and current hurricane straps can meaningfully offset the premium increase from added square footage. We handle the paperwork you get it documented.
An addition rarely stays inside its new walls a primary-suite expansion almost always opens an adjacent bath for a re-do, a 2nd story reshuffles the kitchen's light and traffic, and a whole-home refresh often starts with a single addition. Our companion kitchen remodeling, bathroom remodeling, and whole-home renovation work follow the same permit and supervision discipline. Every waterproofing, ventilation, and coordination spec applies identically inside an addition scope.
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