What do you think my options are? (Building a garage)

[ilikedirt]

We are closing on our first house at the end of the month. Unfortunately it didn't have an existing garage. However, it checked off all the other boxes and it was way under our max budget. So we're going to try to build a garage.

Based on local code if I tear down the existing shed I can go up to 1,100 sqft. It is a one story house and the accessory building cannot be 4' taller than the house. As far as setback go we think it's 5'-10' (double checking)

The septic really limits where I can place it...thoughts?

 

[ratdoggy]

End of driveway?

 

[teamextreme]

End of driveway?

That's what I thought. Kind of a no-brainer, put it right next to the house at the end (beginning?) of the driveway. You could either attach to house or leave it detached, depending on preference/advantages/disadvantages to each approach.

 

[The Cobbler]

yes, end of driveway even attached to the house perhaps

 

[ilikedirt]

Well the end of the driveway was a thought, however i'd need to take down a few trees. The only other negative to this house is it's a shared driveway. I was thinking possibly putting the garage on the other side of the house and put another driveway in for it. That would give me more driveway space as well.

 

[Falcon67]

Do some research - in some places having it "attached" to the house by even a breezeway moves it out of the "stand alone/accessory" category and removes the size limitation.

 

[bdbecker]

...I was thinking possibly putting the garage on the other side of the house and put another driveway in for it. That would give me more driveway space as well.

You might want to double-check your local codes and HOA on that as well. A buddy of mine had a corner lot and had always planned on building a detached garage in his back yard with access from the side street - I even helped him stake out a few different sizes and locations during the planning stages. His plans were all good to go from a building codes/ordinances perspective, but the HOA shut him down on a second driveway. He would have had to tie it in to his current driveway, but the position of his house on the lot would have made it really awkward and narrow. That wasn't the first run-in he had with the HOA, but I think that might have been the straw that broke the camel's back - he sold that place not long after and moved to a smaller town nearby that already had a big garage.

 

[rsanter]

Also check with insurance.
If it is attached you can use the full limit of the policy for any loss.
For a detached building you may be limited to 10% of the policy limit

Bob

 

[ilikedirt]

You might want to double-check your local codes and HOA on that as well. A buddy of mine had a corner lot and had always planned on building a detached garage in his back yard with access from the side street - I even helped him stake out a few different sizes and locations during the planning stages. His plans were all good to go from a building codes/ordinances perspective, but the HOA shut him down on a second driveway. He would have had to tie it in to his current driveway, but the position of his house on the lot would have made it really awkward and narrow. That wasn't the first run-in he had with the HOA, but I think that might have been the straw that broke the camel's back - he sold that place not long after and moved to a smaller town nearby that already had a big garage.

No HOA

I've been doing hours of reading the local code. It's a mostly rural county and judging from whats online they are pretty lenient. BUT I don't know what else fine print they may have or what may be considered "common knowledge"

Also check with insurance.
If it is attached you can use the full limit of the policy for any loss.
For a detached building you may be limited to 10% of the policy limit

Bob

Good call. I'm going to check with my insurance lady on that.

 

[cowboy73]

You have to "share" the driveway? I wouldn't want any part of that...

 

[ilikedirt]

You have to "share" the driveway? I wouldn't want any part of that...

Yeah it stinks. It's one "entrance" and they split off.

 

[jives]

After checking zoning, codes, insurance, and assuming all is well, first consider if 1100 sq ft is enough? Can you build the house bigger/taller to enable a larger garage. That may seem unreasonable, but if you plan on doing renovations to the house you may want to do those first before the garage.

I'd **** up the cost and put in another driveway, and put the garage more in the back. Of course, you need an entrance to the house near there. So, how much money ya' got in reserve??

 

[bdbecker]

No HOA

 

[ilikedirt]

After checking zoning, codes, insurance, and assuming all is well, first consider if 1100 sq ft is enough? Can you build the house bigger/taller to enable a larger garage. That may seem unreasonable, but if you plan on doing renovations to the house you may want to do those first before the garage.

I'd **** up the cost and put in another driveway, and put the garage more in the back. Of course, you need an entrance to the house near there. So, how much money ya' got in reserve??

The current shop i'm renting (mainly for my small biz use) is 700sqft. I would be fine with that size for now. This house is our starter home. No long term plans for it. The next house I plan on going for a BIG garage with at least 5 acres or more.

My ideal plan (if I can do it) is put in the other driveway and place the garage on the other side of the house. I'm also limited to how far back I can go. County ordinance calls for a 200% reserve field and that is all the way to the back.

 

[MOTORHEAD383]

The current shop i'm renting (mainly for my small biz use) is 700sqft. I would be fine with that size for now. This house is our starter home. No long term plans for it. The next house I plan on going for a BIG garage with at least 5 acres or more.

My ideal plan (if I can do it) is put in the other driveway and place the garage on the other side of the house. I'm also limited to how far back I can go. County ordinance calls for a 200% reserve field and that is all the way to the back.

Sounds goood congrats i just bought my first home too! Im in the mortgage business licensed in 23 states, so if you have any general questons, feel free to pm. One condition though, i merely consult, not taking on the loan, thats a conflict of interest. Garage interest.[emoji1]

Its still inexpensive to borrow money so hopefully you can build the workshop on a budget. A 203k would probably let you buy a house, but theres a lot of red tape. The cost of the garage build financed in is really cheap, considering every 10000 borrowed is only 50 dollars a month in your payment. The other option might be a home equity line, aaaaafter you buy the home.

I got a house 100k under budget, and paid less down to keep more liquid reserves. Now that the garage is sorted and tools are organized, i finally feel like i can tackle house projects[emoji1]

Best of luck, looks like you got a nice house

Sent from my SM-G925T using Tapatalk

 

[stonesg]

Can we get a picture of the house and the proposed site?

If I were adding a garage, I'd have a small connecting hall/room that would double as a mud room for coming in from the yard/garage. That's a good place to shed dirty stuff and clean up, particularly if you can manage in a bathroom/laundry etc.

This depends on the style of the house so that's why I'm wondering what it looks like.

I just bought (Aug '16) a beautiful house with a "two" car garage. 440 sq feet. I promised that she'd always be able to park inside so the other half is for my motorcycle/shop stuff.

All that to say, go large. I'd love 1100 sq. ft.

TG


Might as well go large.

 

[Mike.VA]

Since you stated this is "This house is our starter home. No long term plans for it" I would suggest that IF you build, build to make it more sell-able!
1. Place it at the end of your driveway
2. Have it match your house as close as possible (increases the curb appeal)
3. Have the connecting hall like stonesg suggested, this is a very good idea and increases the value of your home even more.
4.Lastly, go get pals with the local county guys/gals and find out the ins/outs of building in your area, and what they like/dislike. They can offer many ideas that saves you many disappointments and also ones that could cost you money.

Go Luck and enjoy the path to your Garage.

 

[My Old Tools]

A cupola is a cheap way to put more height on the house.