Possible to expand a garage-under?

[dragonballz]

I'm looking at a house that has a very small 1-car-under with basement access. The listing says concrete block foundation. How involved is this? I know this is something I can't do by myself.

 

[mike93lx]

Depends on what is above, what the grade ia around, setbacka. Etc. So many factors with nowhere near enough info

 

[dragonballz]

Depends on what is above, what the grade ia around, setbacka. Etc. So many factors with nowhere near enough info

A bedroom is above. Setback should be fine, there's alot of land. Not sure of grade. Sorry for lack of info.

Breaking into the foundation is what concerns me.

 

[pmiranda]

If you just want to finish off the "mechanical and storage" space for workshop, no problem. If you want to expand the opening from that man door to allow vehicles into the extra space, you'll need an engineered solution to carry the load and who knows what to relocate any mechanical stuff that's in there now.

 

[sublimate]

Expanding the opening between the basement and existing garage - it looks like it'd be tough to angle a car into the basement.
Instead I'd look at adding a 2nd garage door directly into the basement.

 

[mike93lx]

Are you looking to add to the footprint? This is what I assumed and drove my questions on the property.

 

[dragonballz]

This house is on the market, not mine.

Are you looking to add to the footprint? This is what I assumed and drove my questions on the property.

I'd just want a bigger garage. If that means I have to make the footprint bigger, then so be it.

If you just want to finish off the "mechanical and storage" space for workshop, no problem. If you want to expand the opening from that man door to allow vehicles into the extra space, you'll need an engineered solution to carry the load and who knows what to relocate any mechanical stuff that's in there now.

Expanding the opening between the basement and existing garage - it looks like it'd be tough to angle a car into the basement.
Instead I'd look at adding a 2nd garage door directly into the basement.

If I add a 2nd garage door, I'm going to have to mess with the foundation, correct?

I wonder if I could just add an attacehed ground level garage north of the bedroom, mudroom.

I wish I had more money

 

[matt_i]

I would say adding a steel header into the masonry wall and putting in an opening for a walk-thru to a sort of lean-to addition on the side or end would be about as far as I'd want to go with an assumption of "reasonable cost". Trying to take out an entire wall, either the sidewall or endwall (or both!) to go double-deep would be very expensive in my opinion. Not impossible of course, but a lot more than "tacking" the basic square footage on to the existing perimeter.

Edit: to add on it will need a foundation of its own, please update your location in User Profile, but consistent with local frost line requirements.

 

[mike93lx]

If you add on to the side. You could get away with just a man door.

It may be easier and cheaper to add a separate building if you have room on the lot.

 

[pmiranda]

Got street and/or aerial views of it from google maps? Interior pics of the lower level from the real estate listing?
Ignoring that, you will need structural engineering work to add-on or under with the existing foundation. I agree that adding a new door will give the best access.
Of course, if there's room on the lot, adding a detached garage would leave the existing foundation alone and allow cool stuff like a higher ceiling to accommodate a lift.

 

[wake74]

Assuming you pull permits, don't forget you'll need to create a fire wall between the garage expansion and the basement if there is not one already. Since it is unfinished, I'm assuming that there is not a drywall ceiling in it.

 

[Pluribus]

A house I wanted to buy at one point had a two car garage, and an unfinished basement/mechanicals area under the house at the back end of the garage. At a minimum, I figured that making sure the foundation footers in the area could handle the increased point loads at the outer ends vs. being evenly loaded across the entire wall would be necessary. A header would have to be calculated by an engineer based on the existing wall/floor/roof construction, and the load path for the whole enchilada would have to be calculated and safely addressed. Some of the mechanicals would have to be moved. Sheetrock will have to be done to fire barrier code, and any doors into living space will likely have to be fire doors with automatic closers. Some more knowledgeable folks may be able to add even more to consider.

 

[rsanter]

Cutting into the foundation to add a door is not that big of a deal.
You need to have it done by a professional and you will need steel to support where the opening is made.
This is not a DIY unless you are an engineer and a construction worker type of guy.

What does the area to the right of the garage door look like? Can you add another door there?

Bob

 

[kbs2244]

I, and many codes, do not like under the home garages.
The fumes etc are not the best to have floating into a sleeping area.
So your first step will be to make sure what you want to is legal.
If you have the land, I would suggest a detached garage.

 

[newspeed]

I, and many codes, do not like under the home garages.
The fumes etc are not the best to have floating into a sleeping area.
So your first step will be to make sure what you want to is legal.
If you have the land, I would suggest a detached garage.

I completely agree. Living above a garage sounds terrible to me. You will constantly be exposed to toxic fumes rising to the living space above.

 

[pmiranda]

Living space above a garage is extremely common and perfectly safe... if the garage is finished off properly to prevent fumes from going into the living space.
Fireblock the framing, X-rated drywall, all joints sealed, no unsealed wall/ceiling penetrations, etc.

 

[CNGsaves]

^ ^ ^ +1 . . . happens every day.

See the GJ thread with the fabulous NY multi-story condo . . .
. . . . . .GJ owner has parking on base floor in NYC !!

Just plan on separate HVAC systems . . . . can't share the same system.

 

[astroracer]

My opinion, I know, but I would leave the house alone and simply build a garage style polebarn. You haven't said what the usage would be but doing it like this leaves plenty of options. I had a friend who had a two car under his house and he hated it. The car smell was terrible in both bedrooms above the space and it was supposedly well sealed. It's just something I won't recommend.
If you are thinking about buying this house talk to the owner and get his thoughts on the undergarage... He will have the insight you need.
Mark

 

[pmiranda]

I had a friend who had a two car under his house and he hated it. The car smell was terrible in both bedrooms above the space and it was supposedly well sealed.

Maybe that garage was too well sealed and didn't have a way to get fresh air in? If the smell is bad above the garage I wonder if it was safe for your friend to be in the garage! My garage just has a mild smell of tires most of the time. If I'm working with any chemicals I open the door for ventilation. Since that's a bad idea for maintaining a comfortable temperature in alot of places, I'd plan on one of those heat exchange fresh air systems... Gotta add that to my wishlist for the next garage...

 

[sublimate]

Toxic fumes don't necessarily rise - any attached garage should be sealed from the house regardless of whether it's below or only adjacent.
Fire (heat) does rise however, so that's more of a concern with a garage below.

 

[dragonballz]

Sorry guys. I jumped the gun in making this thread. I can't afford the house. Taxes alone are $660/month.

I will keep all your input in my head when looking in a cheaper town.

 

[pmiranda]

Doh! Oh well, learning never hurts.

 

[astroracer]

Sorry guys. I jumped the gun in making this thread. I can't afford the house. Taxes alone are $660/month.

Holey!
You need to move to Michigan! I pay less then twice that for whole dang year!.
Mark

 

[pmiranda]

Don't come to Austin. I'm paying more

 

[theoldwizard1]

Sorry guys. I jumped the gun in making this thread. I can't afford the house. Taxes alone are $660/month.

I will keep all your input in my head when looking in a cheaper town.

No wonder they call it "Taxachusettes" !

 

[dragonballz]

No wonder they call it "Taxachusettes" !

Haha. Certain cities have low property taxes. This particular town is a real nice town though.

 

[dragonballz]

Question... Anybody here's mortgage more than 1 week's pay?

 

[matt_i]

Classic guideline is total sales price less than or equal to 3x your annual gross salary.

 

[dragonballz]

Classic guideline is total sales price less than or equal to 3x your annual gross salary.

But that leaves the down payment amount open

 

[grzellmer]

Op, just a suggestion. You mention the place has "a lot of land". Much cheaper to build a detached garage than mess with the foundation.

Just a thought. Good Luck

Edit: Sorry, just read through the balance of the post. Too bad house was a no go.

 

[astroracer]

Question... Anybody here's mortgage more than 1 week's pay?

What's "one weeks pay"? That's pretty relative to what your job is. Right?
My monthly payment is about 1/4 of my weekly take home. Of course I have a good paying job and a low payment...
Mark

 

[mike93lx]

Question... Anybody here's mortgage more than 1 week's pay?

At gross, no. At net, yes.

That is tough to gauge though as your income level and other expenses have a major impact.

 

[pmiranda]

It will be more than net when we refi to get it paid off by the time my son graduates.