Metallitubby
Well-known member
It's really coming together nicely. 
Between 705 & 1200 SQ/FT A Garage Decades in the Making
- Thread starter HPRifleman
- Start date
Workspaces between 705 and 1200 squarefeet.
- Status
OP
HPRifleman
Member Emeritus
Drywall is up.
Mudding and taping is complete.
Of course, we can't forget about the interior of the house.
Mudding and taping is complete.
Of course, we can't forget about the interior of the house.
wreckdiver1321
Well-known member
Starting to look like something now!
OP
HPRifleman
Member Emeritus
One of the problems that we had to solve was what to do with gutters and downspouts. The back of the garage could just discharge water onto the grass in the yard. But the front was all driveway with the house on one side and asphalt wrapping around the garage on the other side. Discharging the downspouts on the driveway would turn it into an ice rink in the winter.
It seemed like the best solution would be for the downspouts to exit into in-ground piping and then carry the water under the driveway to a low spot away from the garage.
Excavating a trench for the piping.
Pipe and fittings.
Backfilling with stone.
A view from the discharge end.
It seemed like the best solution would be for the downspouts to exit into in-ground piping and then carry the water under the driveway to a low spot away from the garage.
Excavating a trench for the piping.
Pipe and fittings.
Backfilling with stone.
A view from the discharge end.
OP
HPRifleman
Member Emeritus
I can finally see the light at the end of the tunnel with this project. Various trims and moldings have been installed and the painters have come through for their first pass.
The brown you see at the base of the wall is just the paper to protect the base molding from the wall paint.
In the far corner you can see the wood enclosure that was built to cover the manifold for the in-floor heat. Backing out a couple of screws allows the enclosure to be pulled off for access.
It's hard to believe we used to park cars in this space.
The panel doors on the right allow access to the electrical panel. What looks like a dog door below that is actually a panel to access the elecrical LB that comes out of the meter pedestal outside.
The brown you see at the base of the wall is just the paper to protect the base molding from the wall paint.
In the far corner you can see the wood enclosure that was built to cover the manifold for the in-floor heat. Backing out a couple of screws allows the enclosure to be pulled off for access.
It's hard to believe we used to park cars in this space.
The panel doors on the right allow access to the electrical panel. What looks like a dog door below that is actually a panel to access the elecrical LB that comes out of the meter pedestal outside.
jbrentd
Well-known member
Great progress! Looking good. I hope to get there someday myself.
Great progress! Seeing it at this stage sure highlights how many wall penetrations you need. Obviously you have lights overhead and outlets spaced around the room, a couple light switches, and probably a couple garage door opener outlets. Any other penetrations there that you can point out as I plan them in my garage?
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OP
HPRifleman
Member Emeritus
The electrical in the garage consists of the following:
The number of quad receptacles always seemed like it was too much. But, based on past experience, there are always receptacles that get used a lot and others that are almost never used. The layout was designed to give me the greatest flexibility to place benches and workspaces around the perimeter. The trade-off was knowing that some receptacles will rarely be used.
- 4 outlet boxes on exterior for coach lights.
- 1 outlet box in eaves for motion sensor light.
- 4 weather proof duplex receptacles on exterior walls.
- 3 duplex receptacles for the door openers.
- 1 duplex receptacle over the east window.
- 15 quad receptacles approx. 50" above floor. Each quad to consist of a two duplex receptacles each on separate breakers.
- 1 240v outlet box in NE corner for air compressor.
- 16 outlet boxes in ceiling for 48" LED light fixtures. These are split between two switches.
- 1 240v outlet box in ceiling for future car lift.
- 1 empty junction box in south wall with conduit back to panel for future use. Potential electric car charging.
The number of quad receptacles always seemed like it was too much. But, based on past experience, there are always receptacles that get used a lot and others that are almost never used. The layout was designed to give me the greatest flexibility to place benches and workspaces around the perimeter. The trade-off was knowing that some receptacles will rarely be used.
jbrentd
Well-known member
Well done sir! You should be set for whatever you want to do in there.
OP
HPRifleman
Member Emeritus
We now have garage doors...................kinda-sorta.
The Clopay doors were ordered 4 1/2 months ago with a long lead time. They finally came in but there was a delay with getting some of the track hardware that would position the doors along the slope of the ceiling. So door installation had to wait until now.
But even after all that, there was another problem.
If you look carefully you will notice the missing opener and springs for the middle door. Apparently, of the two springs necessary for this door, only one has arrived. There is currently no ETA for the remaining one. We may wind up with a 4 car garage that can only accommodate 2 cars.
By the way, the remote lights that come with the LiftMaster 8500 are almost blindly bright. Especially when placed at eye level.
The Clopay doors were ordered 4 1/2 months ago with a long lead time. They finally came in but there was a delay with getting some of the track hardware that would position the doors along the slope of the ceiling. So door installation had to wait until now.
But even after all that, there was another problem.
If you look carefully you will notice the missing opener and springs for the middle door. Apparently, of the two springs necessary for this door, only one has arrived. There is currently no ETA for the remaining one. We may wind up with a 4 car garage that can only accommodate 2 cars.
By the way, the remote lights that come with the LiftMaster 8500 are almost blindly bright. Especially when placed at eye level.
jbrentd
Well-known member
That ***** to wait that long only to be missing a critical part like that. Even if you can't pull anything in the middle bay, at least they look awesome and you can keep the elements out.
Question: How is the opener going to fit on the middle door with that bumpout and little to no room to the side?
Question: How is the opener going to fit on the middle door with that bumpout and little to no room to the side?
Boosted1
Well-known member
Looks good.
OP
HPRifleman
Member Emeritus
Good question. During framing, it was noticed that the space between the edge of the door opening and the "wall" of the bumpout was not enough to fit the opener. So the framing was notched to allow enough gap for the unit to be installed later.
You can see this notching if you look at the drywall on either side of the middle door. About 5' above the floor you can see a small horizontal section of drywall that forms the bottom of this "notch". Not the ideal solution as it looks a bit odd but maybe the best solution at the time.
jbrentd
Well-known member
Glad you saw the issue before sheet rock went up. I don't think it looks odd at all.
OP
HPRifleman
Member Emeritus
Tearing up the old driveway leading up to the garage. There's more in front of the house, and it really needs replacing, but that will have to wait for another day.
I wanted some apron space to be able to back a car up from the leftmost bay. But we didn't want the asphalt to go right up to the house as that wouldn't look right. So the compromise was to pave up to this curve. We'll fill in that gap with stone and maybe a planter.
The whole driveway slopes out towards the trees so hopefully we can keep water moving away.
I saw this guy walking around torching parts of the asphalt. I never asked what the purpose was but some of you may know.
The new driveway really makes the garage look finished.
I wanted some apron space to be able to back a car up from the leftmost bay. But we didn't want the asphalt to go right up to the house as that wouldn't look right. So the compromise was to pave up to this curve. We'll fill in that gap with stone and maybe a planter.
The whole driveway slopes out towards the trees so hopefully we can keep water moving away.
I saw this guy walking around torching parts of the asphalt. I never asked what the purpose was but some of you may know.
The new driveway really makes the garage look finished.
Jayman17
Well-known member
Very nice looking!
Jay
Jay
bighouse01
Well-known member
Hi I’m late to the party. It this burns my a$$. I’d build the garage push for the CO, if they push back tell them you need it to refinance to be able to afford the living space conversion. Make it up. Then once CO’d I’d tell them where to stick it!!!! These sons of bi****es work for you!!! Ahhhh I’m fired up!!The title is based on all the years that I've spent wanting to start this project.
Background
After 18 years of living on a small suburban lot with an impractical garage, in 2019 my wife and I bought a house in a very unique area of Chicagoland. Large lots, mature trees, and a small town feel. Most lots are also zoned for horses and there are lots of them around. Our house is a 2800 sq. ft. brick ranch that's perfect for a couple of middle-aged, soon-to-be empty nesters.
The Troubles Start…
Since we are on 4 acres I thought I had plenty of space to put up the garage that I always wanted. But the village has an ordinance that limits total garage space to no more than 20% of the dwelling space. Do that math on your own house and see what kind of garage that would get you.
To build the garage we had to apply for a zoning variance from the village. I won't derail this post by documenting that draining experience. But it took 6 months, several board meetings, attorney fees, high stress, and making a case for a garage to non-garage people before I finally prevailed. The whole process left me a bit bitter regarding over-regulating government bodies.
The village granted the variance but, to build the garage to the size I wanted, we had to convert our existing attached garage into living space. Sure, no problem. We just have to spend more of our money. Why should anyone at the village care about that?
The Project
My wife and I worked with an architect to design both spaces (garage and interior) so that we were happy with them. We chose to not finish the new garage interior as part of the current scope. That can be done later on as I better understand how I will use it.
My original thought was a simple rectangle with interior dimensions of 24' x 44'. My architect wanted a better looking front face so he added a bump out with gable that gave me 25' of depth in the middle of the space.
I wanted scissor trusses to provide more headroom and give the feel of a larger space. In-floor heat was also on the menu. I didn't know how much time I would spend out there in the winter, but I did know that I never want to stand around on a cold slab ever again. That in-floor heat also migrated into the refurbished existing garage as well.
Plan view of the new garage.
Front view of the new garage.
Side view of the new garage on the right with the old garage doors closed off in the background.
The new garage is going in that gap between the existing garage and the wood fence.
But awesome garage!!
OP
HPRifleman
Member Emeritus
I've come to terms with my frustration at this point. It was an unpleasant process and one of the most frustrating experiences of my life. But that was last year and now I just want to finish the garage and start enjoying it.
The struggle is real man. I went through some bs through my city but not the kinda stuff they put on you. If I could do it all over again I wouldn't have gone through the city and just built what I wanted. The only penalty would just the cost of the permit.... Your garage looks good.
OP
HPRifleman
Member Emeritus
The electricians have finished their work and the electrical is trimmed out. But here's an example of some of the simple things that slip through the cracks.
I wanted 15 of these quad receptacles distributed around the perimeter of the garage. Additionally, for each quad, I had specified that the left duplex would be on one circuit and the right one on a different circuit. In my head each duplex receptacle was mounted vertically. After the drywall was installed I noticed that the mud rings on the boxes were placed in such a way that the receptacle could only be mounted horizontally. I had missed this when the electricians were doing their rough-in.
The most important part is that the receptacles in each quad are still split between two circuits. But it's one of several minor things on this project that I didn't watch for.
I wanted 15 of these quad receptacles distributed around the perimeter of the garage. Additionally, for each quad, I had specified that the left duplex would be on one circuit and the right one on a different circuit. In my head each duplex receptacle was mounted vertically. After the drywall was installed I noticed that the mud rings on the boxes were placed in such a way that the receptacle could only be mounted horizontally. I had missed this when the electricians were doing their rough-in.
The most important part is that the receptacles in each quad are still split between two circuits. But it's one of several minor things on this project that I didn't watch for.
rd65
Well-known member
Are those all gfci receptacles? Why not just do gfci breaker?
OP
HPRifleman
Member Emeritus
The first receptacle in the series is GFCI. The downstream ones are protected after that. All these receptacles are split up amongst six 20A circuits.
OP
HPRifleman
Member Emeritus
Apart from the missing spring for the middle door, we are finally done. At least done with the stuff the contractor has to do. I will complete some of the interior items like mounting light fixtures.
This has certainly been a long and sometimes painful process. Starting with finding contractors in January 2020, getting a zoning variance in spring/summer 2020, designing the project in autumn 2020, budgeting and permitting over the winter, and starting construction in April 2021.
In addition, the final cost turned out to be about three times what I was guessing when we started persuing this project. Of course, it turned into more than just a garage build. I have considered listing the costs for the sub-contractors in this thread but am concerned that it would scare everyone off from ever building a garage again.
Regardless, here we are. I have always wanted a nice garage since I was young but had to wait until I was 51 years old to get one. Now I have to start enjoying it.
I've mentioned it before but we are really happy with the way the architect designed the gable in the front of the building and how the brick ties in the look with the rest of the house.
Here's the front of the old garage. The brick matches well and we have a much more usable place for everyday entry into the house.
This is the back of the garage. Full brick all the way around would have been nice, and would have matched the house, but we didn't think we would get the value for the money spent.
The glass panels at the top of the doors were a good idea (thank you Garage Journal). Lots of light on the interior and this is the cleanest I will ever see this space. Additionally, the in-floor heat has been running as the temperatures have dropped for autumn and the interior is nice and warm.
On the inside of the house (the old garage conversion into living space) this room will really add to the utility of the house. Especially since we don't have a basement and I need a place for more mechanical implements. The four 5000 lumen light fixtures really brighten the place with very few shadows.
This new mud room has proven to be nicer than we had hoped. It's so much easier to come into the house and take off our coats and shoes.
This has certainly been a long and sometimes painful process. Starting with finding contractors in January 2020, getting a zoning variance in spring/summer 2020, designing the project in autumn 2020, budgeting and permitting over the winter, and starting construction in April 2021.
In addition, the final cost turned out to be about three times what I was guessing when we started persuing this project. Of course, it turned into more than just a garage build. I have considered listing the costs for the sub-contractors in this thread but am concerned that it would scare everyone off from ever building a garage again.
Regardless, here we are. I have always wanted a nice garage since I was young but had to wait until I was 51 years old to get one. Now I have to start enjoying it.
I've mentioned it before but we are really happy with the way the architect designed the gable in the front of the building and how the brick ties in the look with the rest of the house.
Here's the front of the old garage. The brick matches well and we have a much more usable place for everyday entry into the house.
This is the back of the garage. Full brick all the way around would have been nice, and would have matched the house, but we didn't think we would get the value for the money spent.
The glass panels at the top of the doors were a good idea (thank you Garage Journal). Lots of light on the interior and this is the cleanest I will ever see this space. Additionally, the in-floor heat has been running as the temperatures have dropped for autumn and the interior is nice and warm.
On the inside of the house (the old garage conversion into living space) this room will really add to the utility of the house. Especially since we don't have a basement and I need a place for more mechanical implements. The four 5000 lumen light fixtures really brighten the place with very few shadows.
This new mud room has proven to be nicer than we had hoped. It's so much easier to come into the house and take off our coats and shoes.
wreckdiver1321
Well-known member
Love it! Well done!
Can't wait to see how the build-out comes together. It's a beautiful space you've made for yourself, both inside and out.
Can't wait to see how the build-out comes together. It's a beautiful space you've made for yourself, both inside and out.
jbrentd
Well-known member
The finished product looks awesome! Please keep this thread going as you finish out the interior...can't wait to see it in action.
Jayman17
Well-known member
I agree with the others, well done looks fantastic! Consider me officially jealous. 
Jay
Jay
OP
HPRifleman
Member Emeritus
Thanks for the kind words. If you have any questions about the build, just ask.
I kept a timeline of the various activities of this project and the first entry was in December of 2019. That's a long time to spend trying to just build a garage but I've learned a lot during the course of getting this done. Now I have the space that I wanted and I'm glad we got it done despite the problems with the town as well as labor and material difficulties. My general contractor did a good job of keeping things moving and delivering on the things that were important to us.
I'll take more pictures as I start filling up the space with tools and toys.
I kept a timeline of the various activities of this project and the first entry was in December of 2019. That's a long time to spend trying to just build a garage but I've learned a lot during the course of getting this done. Now I have the space that I wanted and I'm glad we got it done despite the problems with the town as well as labor and material difficulties. My general contractor did a good job of keeping things moving and delivering on the things that were important to us.
I'll take more pictures as I start filling up the space with tools and toys.
OP
HPRifleman
Member Emeritus
The garage has its first resident. An old Chevy.
jbrentd
Well-known member
I bet that feels good. Early C3s with the chrome front/rear bumpers are my personal favorite.
Trapps
ALLIANCE MEMBER
I'm another late joiner here. Great build!!!
I'm particularly interested in the replacement of the existing garage floor. I have a similar issue in that my floor is heaved, cracked and lower than my driveway. The PO capped the original driveway with asphalt so when it rains it drains INTO my garage. Could you ballpark a cost on just that element?
I'm particularly interested in the replacement of the existing garage floor. I have a similar issue in that my floor is heaved, cracked and lower than my driveway. The PO capped the original driveway with asphalt so when it rains it drains INTO my garage. Could you ballpark a cost on just that element?
SRU1436
ALLIANCE MEMBER
Looks amazing. I love the brick.
OP
HPRifleman
Member Emeritus
I wish I had a good answer for you. The total concrete cost on this project was $40,000. But, of course, that includes not only tearing out and replacing the slab in the old garage. But also the foundation and slab of the new garage.I'm another late joiner here. Great build!!!
I'm particularly interested in the replacement of the existing garage floor. I have a similar issue in that my floor is heaved, cracked and lower than my driveway. The PO capped the original driveway with asphalt so when it rains it drains INTO my garage. Could you ballpark a cost on just that element?
How do you get the water out of your garage after it rains?
Trapps
ALLIANCE MEMBER
The cracks seem to swallow a good amount which for me is the most scary part - where does it actually go?
I also rerouted a downspout to carry a big portion of it away. Still, I get up to 1/4" covering 1/3 of the floor anytime we have significant rain. For really heavy rain, I'm out there with a pushbroom...
I also rerouted a downspout to carry a big portion of it away. Still, I get up to 1/4" covering 1/3 of the floor anytime we have significant rain. For really heavy rain, I'm out there with a pushbroom...
240sxguy
Well-known member
I'm from Geneva/St.Charles. I'm not surprised Wayne ran you through the ringer to get it done. Glad you were able to make it happen though. Very nice looking space.
OP
HPRifleman
Member Emeritus
There are so many posts on this forum that ask about building costs so I though I would share some of the sub-contractor costs for this build. You can get a sense of the scope by reading through this thread. This hasn't really been a typical garage build as our location has dictated that we do some things differently than someone putting a garage on a piece of property in a rural area.
In general, the job was constructing a brand new 1074 sq. ft. (interior dimension) garage along with converting a 541 sq. ft. existing garage into dwelling space and a small overhang linking the two. Most cost categories consisted of multiple bids and I, as the owner, had to sign off on each chosen sub-contractor.
I know that some of you will have opinions on these costs relative to your experience or expectations. Two things to keep in mind are location (Chicagoland suburbs) and timing (construction during spring and summer of 2021). Judge these numbers in that context.
The result was pretty much turn-key. The only thing I have done after completion was purchase and install lighting in the garage ceiling.
I would be happy to answer any questions, just ask.
In general, the job was constructing a brand new 1074 sq. ft. (interior dimension) garage along with converting a 541 sq. ft. existing garage into dwelling space and a small overhang linking the two. Most cost categories consisted of multiple bids and I, as the owner, had to sign off on each chosen sub-contractor.
I know that some of you will have opinions on these costs relative to your experience or expectations. Two things to keep in mind are location (Chicagoland suburbs) and timing (construction during spring and summer of 2021). Judge these numbers in that context.
| Category | Cost |
|---|---|
| Government Costs (Zoning variance & permits): | $ 4,800.00 |
| Architecture and Engineering: | $ 7,000.00 |
| Excavation: | $ 8,600.00 |
| Concrete (foundation and slabs): | $ 40,300.00 |
| Framing Labor: | $ 12,400.00 |
| Framing Material: | $ 23,300.00 |
| In-Floor Heat (new garage and old garage conversion): | $ 11,100.00 |
| Electrical: | $ 15,500.00 |
| Interior Trim: | $ 13,200.00 |
| Roofing: | $ 5,700.00 |
| Gutters: | $ 1,700.00 |
| Insulation: | $ 5,700.00 |
| Drywall: | $ 8,100.00 |
| Painting: | $ 5,000.00 |
| Masonry: | $ 7,700.00 |
| Exterior: | $ 12,300.00 |
| Windows/Doors: | $ 7,800.00 |
| Garage Doors (including openers): | $ 8,900.00 |
| Driveway: | $ 9,000.00 |
There were additional smaller costs that added up but I didn't include them as they may not be part of a different garage project. Additionally, the general contractor received a fee that was a percentage of sub-contractor cost. This fee was also not included.The result was pretty much turn-key. The only thing I have done after completion was purchase and install lighting in the garage ceiling.
I would be happy to answer any questions, just ask.
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jbrentd
Well-known member
It’s a hard pill to swallow when I think about what the difference in the cost of mine may have been if it were done a year or two earlier, pre-Covid. You ended up with a fantastic space and no judgment from me.
Speaking of lights, what did you go with? I’m struggling with how I should arrange them on a vaulted ceiling.
Speaking of lights, what did you go with? I’m struggling with how I should arrange them on a vaulted ceiling.
Boosted1
Well-known member
The garage and house space conversion both look fantastic. Congrats.
Thanks for sharing. C3 looks good.
Thanks for sharing. C3 looks good.
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