24x24 in Fairfax, Virginia

[Jeff590]

I was going to title this thread “Tiny Garage build in Fairfax” since what I am building is pretty small compared to what some of you guys are building.
I thought about going bigger, but I think this will work out ok for me.

Started to plan last fall for a detached 2 garage and to get some estimates. Estimates had a pretty wide range with the top being $90k. The guy I got that from was pretty booked, so I think he threw that out just to see if I would bite. Finally found a guy to work with and drew up plans for a 24x24 stick-built with attic storage. I wanted something a little nicer, so this has Hardi-plank and Hardi-shake siding, upgraded windows and doors, a pent-roof, etc. Here is what it is going to look like:

Nothing fancy on the inside, just storage. I already have a woodworking shop in my basement and another garage with car stuff, so this will just be a place to keep things. No electrical at this time – I will run it later.

I had heard that the building permit process in Fairfax County was a pain, but it actually wasn’t that bad. Went to the Health Department first since I am on well and septic, and they rejected the location plan since it was no drawn to scale and they were concerned it encroached on my backup septic area. They were right about the scale thing, so my fault there. But I was never told where the backup septic was, so they provided me with the plans for that. The next day I went again with a new plan and it was approved by the Health Dept. The next day I spent about 2 hours there going to the various groups, but got it all done.

Equipment is staged and we break ground today!

 

[Baada]

You might want to put an attic fan in. My 24x24 version of your garage gets crazy hot in the truss storage area even when the air temp is mild. You could do solar powered one since no electric yet. Depends on what you are storing though.

 

[JimVonBaden]

Yours is a fair bit larger than mine! 20X20, but I am adding 12X20 to it.

I'm looking forward to your build!

 

[captain14]

I'm in College Park so it will be interesting to see a local build going up.

What's the timeframe for Completion?

Good luck

 

[Jeff590]

So we got the footers dug, inspected/approved by the County, and then poured. The County rescheduled and pushed things back a couple hours, so while the guys were idle, they helped me moved my son’s basketball goal. The goal was at the end of the current driveway (you can see it peeking out from behind the equipment), and I was going to eventually move it to the side after the driveway was extended to the new garage. But the Kubota excavator made it way easier

Only casualty was some irrigation lines. I tried to get a map of them when we bought this property, but no one kept a record.

Prepping the rebar for the footers:

Pouring the footers:

Footers done and block staged for the next day:

 

[Jeff590]

Yours is a fair bit larger than mine! 20X20, but I am adding 12X20 to it.

I'm looking forward to your build!

Thanks Jim. Your build thread was one I looked at when I was planning my garage build. I have a 12x16 storage shed also, so hopefully the 24x24 will be good for me size-wise.

 

[Jeff590]

I'm in College Park so it will be interesting to see a local build going up.

What's the timeframe for Completion?

Good luck

So far we have footers and block this week, and the slab pour is scheduled for next Wednesday. Expect to start framing a couple of weeks later, so completion in sometime in April.

 

[captain14]

Hopping for dry weather for you

 

[Jeff590]

The weather was kind of rainy, but the block foundation got finished:

They added a skim coat on the outside above the expected backfill line. Not sure if that is standard practice or not, but it seems nice.

And put in a placeholder for the electric to be run later. Will probably just have lights and outlets, but I put in a 1 ¼ inch conduit just in case I wanted to run something larger:

 

[JimVonBaden]

Looking good. That 1.25" conduit is a good idea. I have 1" and it is barely big enough.

 

[Theruse]

I'm over in Bethesda and will be interested in your costs for your 24x24 as they should cost me the same here. Fairfax county has some good online help for building codes, etc. I am using them to plan my garage. Unfortunately, Montgomery county is difficult to deal with on codes and don't offer as much online assistance.

 

[Jeff590]

Didn’t get a chance to post the pictures from yesterday, but we got the slab poured before the rains came.

Truck is finally here

Filling up the block cavities

Working the power trowel:

The guys finished up late and covered the slab with plastic before they left, so I will post some finished slab pictures once the rain moves out and I get it uncovered.

 

[Bib Overalls]

Good time of the year to place concrete. Looks like good work so far.

 

[Jeff590]

Forgot to post the finished slab. The marks are from plastic being on it, but I’m going to put down an epoxy finish, so no big deal. I did opt for the sloped floor.

Got the call today that they would be out early tomorrow morning to start framing

Then I came home from work and saw this, so I think we are a go for tomorrow

They left the keys in it, and I thought about driving it around the yard a bit, but played it safe (I've never driven one)

 

[glentre]

No anchor bolts in the block to tie down the treated sill plate? How is the wall going to be anchored to the block?

Glen

 

[Jeff590]

No anchor bolts in the block to tie down the treated sill plate? How is the wall going to be anchored to the block?

Glen

They use the Simpson strong-tie adhesive anchors - not sure why those versus the J-bolts

 

[JimVonBaden]

Looks good. I got mine done a few weeks ago.

 

[glentre]

They use the Simpson strong-tie adhesive anchors - not sure why those versus the J-bolts

Jeff590,

You learn something every day reading GJ posts. I had not heard of the Simpson adhesive anchors. I'll do a little research on them to educate myself. Looking forward to following the build of a fellow Virginian.

Glen

 

[Jeff590]

Made some great progress yesterday. Guys were here at 6:30 to get started.

After a few hours we had some framing up

Trusses and siding/shingles were delivered around 8:00

Unloading the trusses

Setting the first truss on the back of the garage

Trusses set around 9:00

And yes, it is raining. It was a 40% chance of showers, and we did get some light showers early in the day. The guys took about a half hour break waiting for the rain to pass. Which was not that bad timing – took a break and the rain cleared about 9:30, so it was roofing time.

Finishing up the first side of the roof

Siding starting

The Hardie-Shake in the gable end was very time consuming with all the measuring and all the angled cuts. And with the angled cuts you would end up with little pieces to tack up. But they did a great job.

Completed front with apron for the partial brick

Front and side shot

Only issue was they ran out of Hardie-Plank The builder and I were going back and forth on the design and I ended up with shakes in the gable end – the one gable end. What we think happened was that the Hardie-Plank order was cut down by the amount for both gable ends not just the one. So they will be back to finish that up.

This morning the garage door guys are scheduled to come out to put in the door.

 

[glentre]

Man, you have some productive dudes to get that much accomplished so quickly. I like the shakes and pent roof over the door......gives the garage design character.

Glen

 

[barnee]

Nice work. Fairfax isn't so bad unless you break the 2000 SF disturbed area rule and they add an additional 10' perimeter on your footprint so you just were under. If you break that then detailed site plans, SWM, and additional fees and time apply. I hope to start mine in the next month but had to go through historical review and exceeded the 2000SF so I've been in plan approval stage for 8 months. Just have to post bonds and see when my concrete guy has an opening.

 

[Jeff590]

Been a while since I posted an update. It’s slow going when I am doing the work

Got the brick work done, and garage door and gutters.

Finally settled on a paving contractor and they extended the driveway and put in a drain:

Here’s where it stands now from the outside.

Also epoxied the floor:

I finished the wiring on the inside, and now need to dig the trench for the conduit. Had to make a custom transition this morning – needed about a 75 degree elbow. That worked fine with a heat gun, now to hand dig the trench in this lovely clay soil

 

[captain14]

Very Nice looking. All weather tight for the winter season.

What is the name Of the little shingled roof over the garage door? Is there one in the rear gable?

Any kind of roof over the man door? Hate to see you get wet trying to enter that door in the rain while it comes down the roof.

What’s your winter project going to be?

 

[larry4406]

Very nice garage/shop! What is the floor?

I grew up in Fairfax City and now live in Warrenton. Hard Rock Concrete in Haymarket is a good outfit. I recently used them for my shed/barn project.

 

[Jeff590]

Very Nice looking. All weather tight for the winter season.

What is the name Of the little shingled roof over the garage door? Is there one in the rear gable?

Any kind of roof over the man door? Hate to see you get wet trying to enter that door in the rain while it comes down the roof.

What’s your winter project going to be?

It is a "pent" roof I believe. The side of my house has the same thing, with the same Hardi plank and shakes, so it matches the house.

No roof over the man door, but there is an overhang with a gutter, so it should be ok.

Winter project is going to be outside work - finishing (hopefully) the trails around the property. The plan is to get a WoodMaxx chipper for the Kubota and chip up some the cedars that have taken over.

 

[Jeff590]

Very nice garage/shop! What is the floor?

I grew up in Fairfax City and now live in Warrenton. Hard Rock Concrete in Haymarket is a good outfit. I recently used them for my shed/barn project.

The floor is Rustoleum Professional (the solvent based one) - gray with chips and then a Rustoleum clear coat. I debated on that versus higher quality, but the floor will get relatively light use, so hopefully it will hold up ok.

 

[Jeff590]

Not a fun time, but almost done with the trench for the conduit. I'm too old for this hand digging stuff

 

[larry4406]

Jeff590 - that is an awfully straight, sharp, and deep ditch to do by hand! Nice job.

 

[M-technik-3]

Why didn't you got to Home Deport Or Lowes and rent a trencher for a couple of hours? Nice looking place can you post some inside photos of the stairs and upstairs please? Like the colors that is what my house has.

 

[Jeff590]

Electric rough-in is complete. Hoping to get it inspected by the County this coming week.


Had to tunnel under an existing sidewalk:

First subpanel in the attached garage:

Second subpanel in the detached garage:

 

[Jeff590]

Been a while since I posted an update. Finished the electrical and got approval from the county:

Working on insulation. Got the raft-r-mate panels in place from the soffits up to the ridge vent:

Garage door came uninsulated, so I am adding insulation on the inside. Inspired by the recent thread in Heating and A/C, I used a similar method to attach R-13 panels. It’s kind a PITA fitting the panels and cutting rabbets so the 2" thick panels will fit, but I wanted the R-13 insulation level. But once you get the measurements down, it’s not too bad.

 

[bwap]

Nice work, that's a lovely building!

 

[Bib Overalls]

Nice looking garage. Will be a good place to hang out when you have it insulated and finished up.

 

[1/2 Cup]

Jeff590 you have one nice build, well done

 

[ysrebob]

Jeff, looks great!!! May I ask roughly how much you have invested in this project to get it this point? We too live in Virginia, and I have been dreaming for a while now about building a 2-car workshop about this same size and with comparable finishes to what you have chosen.

 

[kyle@hcb]

Septic in Fairfax County? Interesting! Great looking place!

 

[larry4406]

Jeff590 - on the garage door insulation, someone here on the site posted using the aluminum coil stock to cover the insulation yielding a more finished interior door surface. I've seen pics of colored coil stock as well as raw aluminum color.

Nice place!

 

[Jeff590]

May I ask roughly how much you have invested in this project to get it this point?

Sure -sent you a PM

 

[Jeff590]

Septic in Fairfax County? Interesting! Great looking place!

Yeah, we are out in what "sticks" are left in Fairfax county

 

[Nolift911]

Yeah, we are out in what "sticks" are left in Fairfax county

Looks nice! I am in Lansdowne - what goes in the garage? ?????