Question in steps to renovating my garage

[eoncloud]

So i currently have a detached 2 floor oversized 1 car garage (25x15). Its anywhere from 50 to 100 years old (house was built in 1890) and needs to be update quite a bit. For what it is its very overbuilt the 1st floor is all cinderblocks (minus the garage door side). The second floor is wood framed and is on 2x8 or 2x10 wood joists but there are also several 10" i-beams spanning the top of the first floor.

The things i have to fix are the following 1) leaky roof, 2) terrible siding, 3) the wall facing the house (left side in pic) is cracked and leaking which will probably have to be rebuilt, 4) finally the floor is all cracked and only about an 1-2" concrete max.

My question is what would be the best order to fix. Mainly between the damaged wall and flooring. I know i will have to support the second floor while the wall is being rebuilt, Im just not sure if i should do that first or after i remove and pour the new floor.

Thanks for any help and advice!

 

[PoorUB]

Dynamite?

Seriously good luck! You might strip off all the siding and get a good look at the structure underneath. My first comment might be the most economical!

Screw a horizontal 2x12 to every stud on the second floor. Get a few jacks and put them at an angle, near vertical outside of the building, jack up the upstairs. Rip out the wall and concrete. re-pour floor. stick frame in a new wall, skip the block if possible. Remove the jacks.

 

[eoncloud]

Dynamite?

Seriously good luck! You might strip off all the siding and get a good look at the structure undernesth. My first comment might be the most economical!

Screw a horizontal 2x12 to every stud on the second floor. Get a few jacks and put them at an angle, near verticle outside of the building, jack up the upstairs. Rip out the wall and concrete. Repour floor. stick frame in a new wall, skip the block if possible. Remove the jacks.

LOL it probably would but because of the city it would be near impossible and would be guaranteed to lose size, the garage is right on the edge of 2 property lines (red fence, light blue house) and i would lose 2-3ft on each side if i rebuilt it from the ground up due to setbacks. Actually never thought about stick framing that side, that's not a bad idea.

 

[PoorUB]

I should change that from screw to the studs, to screw to the rim joist.

Sure don't want to lift the wall, and forget the floor!

You might need to look over the 2nd floor stucture and make sure when you lift it, it all comes along!

 

[ZRX61]

Is the block wall cracked from the foundation up? Might need to start with that & it may only require mud jacking to close up the cracks which can then be fixed to stop the leaks.
Then break out the floor & get that sorted with fresh concrete.
Assess wood framing, replace roof, new siding.

You want all the work to be classified as repairs, not replacement (as that might open you up to all sorts of new codes etc)

 

[Kaizen]

funny the problems we inherit. is the 2nd floor living space? If the roof is leaking start there. Is that just the gutter on the left side that is bent on the side or is the roof angled toward the middle ?

 

[The Cobbler]

I would do the wall repair, roof repairs etc then the floor. the floor can be removed after all your other work has been done, excavated down & re poured(probably) is the wall straight, just shows angled inwards in the picture?

 

[eoncloud]

Is the block wall cracked from the foundation up? Might need to start with that & it may only require mud jacking to close up the cracks which can then be fixed to stop the leaks.
Then break out the floor & get that sorted with fresh concrete.
Assess wood framing, replace roof, new siding.

You want all the work to be classified as repairs, not replacement (as that might open you up to all sorts of new codes etc)

i would say so, it looks like that wall has been altered (door added) and repaired a few times, a section of it, about 6ft, in the middle iseven real cinder block but some odd stamped stucco to look like blocks. Definitely i've been working with the city for a couple years remodeling a couple different buildings i own and that has been a learning experience.

funny the problems we inherit. is the 2nd floor living space? If the roof is leaking start there. Is that just the gutter on the left side that is bent on the side or is the roof angled toward the middle ?

Tell me about it.... No the second floor is an open space that has been used as storage for the like 30-40 yrs at least. The building has its own electric meter but no other utilities come into it. Yeah the wall is straight, i think it's a bit of fish eye from google's street view camera, but yeah the roof has a inverted pitched "butterfly" roof.

I would do the wall repair, roof repairs etc then the floor. the floor can be removed after all your other work has been done, excavated down & re poured(probably) is the wall straight, just shows angled inwards in the picture?

Yup, wall is straight and roof is an inverted pitched "butterfly" roof

 

[eoncloud]

BTW the leak in the roof is... you guessed it, in the center where the gutter is.