24x44 with 3br/2ba on top

jeopardy98 · May 11, 2015

So I'm here to share my eventual build with you all and get some ideas from all the great builds already done.

What I'm doing will be very small in comparison to what some of you have done but it is about all I can manage on my meager teacher salary. It will be nice and something I've always wanted but it will be modest.

We have just finished the plans and and obtained most permits so breaking ground within the next month (fingers crossed) is the plan.

Here is an idea of what I'll have.

ryan77 · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

looks good!

bczygan · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

How does it interact with the site?

bczygan · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Bathrooms should back up to save on plumbing and give the master bedroom a corner with windows on 2 walls.

jeopardy98 · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

We looked at that option but that made for a smaller master and overall loss of space because of it having to have more of a hallway like that. I'm good with the plans as they are. We had to really work to squeeze 3br and 2ba into a 1056sq ft space as it was.

The bottom part is where I'll be most often anyways. :thumbup:

drivesitfar · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Jeopardy: i followed you over here from your introduction thread. nice looking plan and if you are happy and thought it out and in for permits then i'll just sit back and watch the pictures and postings as you have time to post them.

might i suggest that you go in your Garage Journal personal profile and put the link to this thread in your signature sort of like i have with a few of my threads. also you might want to put in city and state or an area in your profile in case you have questions so we all know what part of the world you live in.

any questions you have just ask and we'll try to help if we see them. to keep your thread on the first few pages post as many pictures and updates as you can to get other members to follow you with your build.

good luck

bczygan · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

jeopardy98 said:
We looked at that option but that made for a smaller master and overall loss of space because of it having to have more of a hallway like that. I'm good with the plans as they are. We had to really work to squeeze 3br and 2ba into a 1056sq ft space as it was.

The bottom part is where I'll be most often anyways.

Still wonder how the rooms relate to the lot.

Is the lot so small that you had to put living above the garage?

volleyball · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

I agree with doing the baths, back to back. Put it where you come into the room. That gives the back corner for the bed and any adult noises from grossing out others.
I'd also swap the kitchen and living room. Also simplifies plumbing. I would also put a nice deck off of the back. then stairs down to the ground. Gives you that second form of egress those inspectors are so fond of. Waterproof it and you have expanded storage underneath, which you never get enough of.
Where is the garage man door?
Sounds like the garage will be used a lot. I would plan on high density spray foam to the garage ceilings. Living space over garages is frequently cold. The spray also seals it so gasses don't go from the garage to living/sleeping spaces.
Rereading first paragraph it sounds like I dislike it. I don't. I don't know how you live but things I would do differently if it were mine.
And knowkinda where in the world you are going to build this goes a long way as to helpful ideas.

ryan77 · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

back to back bathrooms if I were using copper, sweating all those elbows, but with pex flex pipe I do all home runs, it gives you more freedom move things around non traditional.

Nowater · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

I would move the entry door to be more inline with the stairway going up to make moving larger items easier by avoiding having to turn them once in the building. I also agree on moving the bathrooms back to back and moving the kitchen to one of the bathroom walls. I would relocate the closet for bedroom 3 to be on the living room kitchen side to help cut down on noise from that area making its way into the bedroom.

jeopardy98 · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

drivesitfar said:
Jeopardy: i followed you over here from your introduction thread. nice looking plan and if you are happy and thought it out and in for permits then i'll just sit back and watch the pictures and postings as you have time to post them.

might i suggest that you go in your Garage Journal personal profile and put the link to this thread in your signature sort of like i have with a few of my threads. also you might want to put in city and state or an area in your profile in case you have questions so we all know what part of the world you live in.

any questions you have just ask and we'll try to help if we see them. to keep your thread on the first few pages post as many pictures and updates as you can to get other members to follow you with your build.

good luck

Thanks! I've updated my signature and my location. I'll be posting updates all along the way as soon as they come along. Right now it will be a waiting game for the final numbers.

bczygan said:
Still wonder how the rooms relate to the lot.

Is the lot so small that you had to put living above the garage?

It is only a 1 acre lot and we talked about putting it in the back corner in case someone wanted to add a house later but if anyone does that they will take such a huge hit on the value of this building it wouldn't be worth it. We are placing it central to the lot just as we would a house.

It wasn't the size of the lot but my budget which required the living to be above the garage. Cheaper to build up... much smaller footprint this way.

volleyball said:
I agree with doing the baths, back to back. Put it where you come into the room. That gives the back corner for the bed and any adult noises from grossing out others.
I'd also swap the kitchen and living room. Also simplifies plumbing. I would also put a nice deck off of the back. then stairs down to the ground. Gives you that second form of egress those inspectors are so fond of. Waterproof it and you have expanded storage underneath, which you never get enough of.
Where is the garage man door?
Sounds like the garage will be used a lot. I would plan on high density spray foam to the garage ceilings. Living space over garages is frequently cold. The spray also seals it so gasses don't go from the garage to living/sleeping spaces.
Rereading first paragraph it sounds like I dislike it. I don't. I don't know how you live but things I would do differently if it were mine.
And knowkinda where in the world you are going to build this goes a long way as to helpful ideas.

I'll be back in the country surrounded by woods and other country neighbors. It will only be me and my daughter (when she is with me) so it should be plenty. There won't be any adult noises while she is staying over anyway so that shouldn't be an issue. I appreciate your other suggestions about the spray. I like the idea of a deck but the budget just won't stretch any further. Hopefully the pull down attic storage will be enough to keep me from junking up my work area.

ryan77 said:
back to back bathrooms if I were using copper, sweating all those elbows, but with pex flex pipe I do all home runs, it gives you more freedom move things around non traditional.

I'm kind of a non-traditional guy.

Nowater said:
I would move the entry door to be more inline with the stairway going up to make moving larger items easier by avoiding having to turn them once in the building. I also agree on moving the bathrooms back to back and moving the kitchen to one of the bathroom walls. I would relocate the closet for bedroom 3 to be on the living room kitchen side to help cut down on noise from that area making its way into the bedroom.

You are absolutely right about the entry door but it would just look silly if it were that far down on the outside so we moved it over a bit. The kitchen and living room were flipped originally but making the turn at the top of the stairs with the cabinets in the way was going to be a nightmare. Bedroom 3 will really be my office for my computer business so it shouldn't be too much of an issue.

I appreciate all the comments and suggestions!

NUTTSGT · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

jeopardy98 said:
Thanks! I've updated my signature and my location. I'll be posting updates all along the way as soon as they come along. Right now it will be a waiting game for the final numbers.

It is only a 1 acre lot and we talked about putting it in the back corner in case someone wanted to add a house later but if anyone does that they will take such a huge hit on the value of this building it wouldn't be worth it. We are placing it central to the lot just as we would a house.

It wasn't the size of the lot but my budget which required the living to be above the garage. Cheaper to build up... much smaller footprint this way.

I'll be back in the country surrounded by woods and other country neighbors. It will only be me and my daughter (when she is with me) so it should be plenty. There won't be any adult noises while she is staying over anyway so that shouldn't be an issue. I appreciate your other suggestions about the spray. I like the idea of a deck but the budget just won't stretch any further. Hopefully the pull down attic storage will be enough to keep me from junking up my work area.

I'm kind of a non-traditional guy.

You are absolutely right about the entry door but it would just look silly if it were that far down on the outside so we moved it over a bit. The kitchen and living room were flipped originally but making the turn at the top of the stairs with the cabinets in the way was going to be a nightmare. Bedroom 3 will really be my office for my computer business so it shouldn't be too much of an issue.

I appreciate all the comments and suggestions!

Looks like a nice place for a single Dad with his daughter occassionally. I see that your budget is maxed out as I was going to inquire if you had thought of widening the entire structure from 24x44 to 28x44. The extra four feet will make the garage space alot easier to work in and add some extra footage to the bedrooms and living area.

Once you get the build started, take plenty of pics and I'll get it moved to the Gallery Section so it won't get buried and lost.

jeopardy98 · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

NUTTSGT said:
Looks like a nice place for a single Dad with his daughter occassionally. I see that your budget is maxed out as I was going to inquire if you had thought of widening the entire structure from 24x44 to 28x44. The extra four feet will make the garage space alot easier to work in and add some extra footage to the bedrooms and living area.

Once you get the build started, take plenty of pics and I'll get it moved to the Gallery Section so it won't get buried and lost.

Yea we started with 24x40 and I already added 4 feet to accommodate the stairs and that was a bit over what I was hoping to spend but I think I can still swing it. I'll have a nice shop to work on cars and bikes so I can earn a little extra income that way.

Shoester · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Fantastic concept! Any idea on timeframe for this project? I can't wait to see some pics of the process. I'm planning a "barndominium" style home as well, and I could always use some inspiration.

jeopardy98 · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

ducksface said:
I'm not a fan of these builds.
You're a broken leg or wheelchair or just old age away from never being able to go home.

I understand what you mean. I'm fairly young and hopefully this won't be an issue. You make a good point though but I don't plan to make this my forever house.

dfiler2 · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

I think the layout looks great, I wouldn't change the design of my home so it was easy to plumb. As long as you have enough room at the bottom of the stairs getting furniture up there will be pretty easy. I snapped my Achilles tendon in January and spent 5 weeks going up and down the stairs on my ***, not that big of a deal. My dad is 83 and goes up and down stairs everyday, that's may be one reason he is 83. I really like the whole idea of having the one building, for maintenance, for heating and the cost of building it.

justanengineer · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

JMO, but 2nd floor loft living is something that most folks arent interested in, same with having more/tiny rooms. Personally, I'd take out the garage or reduce it to a single-car and move half the rooms downstairs to make them a decently normal size, but I move every few years so I have to keep resale value in mind.

OTOH, youre building for you and not for resale so who cares? :beer:

jeopardy98 · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Yes, you are correct. Resale was a big concern. It will certainly be a niche house but I'm sure that one day I can get it sold to someone if I find a good enough reason to move somewhere else.

volleyball · May 11, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

As far as storage, I am meaning your project vehicles and parts under the deck, out of site and basically dry. A second story deck is nice for the breeze and less bugs. Will expand your small living area. Turns your 1k sqft to 1500 in nice weather.
With plumbing, you have drains as well as supply. With just one person there, home runs supplies mean less. With less pipe, less likely to have a pipe break, hot water comes quicker. What plans for facilities on the first floor? May make moving the master bath or kitchen moot.
Running some cast iron drain where it goes through the garage cuts down on that noise.
Having a straight staircase means that if some future event means stairs are a problem, a stairlift can be installed. A used one can be had for hundreds. With an outlet nearby, you can plug it in. A turn in the staircase raises the price dramatically.

I am all for building exactly what you want but if you take in resale and future uses, then you make it more valuable. Life changes. You move, you find a good woman, maybe with kid(s), a new job opportunity, your parents need to move in.

Jfresh · May 12, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

If you are on tight budget why not build something that will increase in value and create equity that way when you sell you can build a bigger better house the next time. I really don't think your plan will be desired by the majority of buyers and that will limit how much you can sell for.

And if you are set on building that floor plan at least put it at the back of the property so a traditional home can be built in front. Then someone can rent out the garage house and at least generate some passive income.

Real Estate is most peoples single largest asset. If i were you I would start looking at this as an investment.

jeopardy98 · May 22, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Well it's slow going. I got my final numbers for the build. Only thing that changed from the plan is incorporating 10' cielings for the garage and paying a little more for floor trusses vs I beams. I'm happy with the final cost. Building permit is filed and once my builder returns from his cruise we will break ground. I took a few pictures of the lot before it is cleared but at least it's a small update.

Playwme · May 22, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Living area looks kind of small to me, and the way you have to walk through it severely limits furniture placement a lot. Walk in closets seem like a waste of space, as does the second bathroom.

Personally, I'd reduce down to 2 bedrooms with a shared bathroom. Set up your business office in a corner of the enlarged living area or downstairs. Give yourself room to expand later on if money allows, or the next owner can. That layout just really doesn't look saleable and doesn't do justice to the block of land.

HoosierMark · May 22, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

As a appraiser, I can tell you this will not be a great investment. Plan on living in for a long time or taking a hit on value if you sell it. Do yourself a favor and have an appraisal done from the plans. I think it might open your eyes. There are a lot of other ways to create value and enjoy life at the same time. I agree with the others about the floor plan. Why don't you just take an existing small house and elevate it if you are set on building this type of structure.
Lots of people think this is a great concept then the lower door gets left open and fumes or odors come up stairs. Also now you may be single, but if you ever have other children or grand children its a long way down to play. What about grilling out,maybe you need a sliding door and deck somewhere.
To each his own but if you are looking for advice, build a basic house and a seperate pole barn, it will be a much better investment. Look into the cape cods, where you only finish the first level and can finish the second level later, add an attached garage in the future after the pole barn and you will have nice liveable, saleable property

jeopardy98 · May 22, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Playwme said:
Living area looks kind of small to me, and the way you have to walk through it severely limits furniture placement a lot. Walk in closets seem like a waste of space, as does the second bathroom.

Personally, I'd reduce down to 2 bedrooms with a shared bathroom. Set up your business office in a corner of the enlarged living area or downstairs. Give yourself room to expand later on if money allows, or the next owner can. That layout just really doesn't look saleable and doesn't do justice to the block of land.

I appreciate your comments but this is moving forward as is. 1 bathroom is not an option. My daughter is 8 now and will soon enough be 12 or 13 and I am NOT sharing a bathroom with my teenage daughter. You may not understand that but it is non-negotiable for me.

I don't care about the small living room. It will be fine for me. I'm a pretty simple guy. I have my toys and I have my priorities and a big living room just isn't one. A large closet for all my dress shirts and ties and dress pants for work is.

HoosierMark said:
As a appraiser, I can tell you this will not be a great investment. Plan on living in for a long time or taking a hit on value if you sell it. Do yourself a favor and have an appraisal done from the plans. I think it might open your eyes. There are a lot of other ways to create value and enjoy life at the same time. I agree with the others about the floor plan. Why don't you just take an existing small house and elevate it if you are set on building this type of structure.
Lots of people think this is a great concept then the lower door gets left open and fumes or odors come up stairs. Also now you may be single, but if you ever have other children or grand children its a long way down to play. What about grilling out,maybe you need a sliding door and deck somewhere.
To each his own but if you are looking for advice, build a basic house and a seperate pole barn, it will be a much better investment. Look into the cape cods, where you only finish the first level and can finish the second level later, add an attached garage in the future after the pole barn and you will have nice liveable, saleable property

This is being appraised off the plans. That will happen before the contract is signed and before we go any further. That is also the reason for the 3rd bedroom. It didn't have enough comps with 2BR and probably wouldn't appraise. Also, I know you all don't know what I'm paying for all of this but I think it would surprise you. I'm getting the 1 acre lot and new construction/turn key ready including most appliances (no fridge) for less than $150K. Also, as you know it is cheaper to build up.

I know this isn't what most people consider a smart investment but I'm in an area where I will be able to sell something like this when the time comes. If not, I'll take a loss. I might be here 10-20 more years and I might be here 4 or 5 but while I'm here I think I'll be happy. I know it isn't for everyone but I think it will work for me.

Riley · May 22, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Have you seen this for instance?

http://www.garagejournal.com/forum/showthread.php?t=262391

Pole-barn with an apartment. Single level, a little bigger than your project, 2660 vice 2112. Likely much more resale potential.

I for one would be curious as to your thoughts about a project like this one vice the current plan.

jeopardy98 · May 22, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Yes I am actually following that thread.

My problem is that if I position this on the lot so that a house could be built later on I will take about $120,000 hit on the appraisal of the "garage" when I do that as it will no longer be classified as a residence. In my area I would have to pull the stove and have it inspected and then I could no longer have two residences on my 1 acre tract.

Second problem with that project is that I need 2 bedrooms at a minimum because my daughter needs her own room and her own bathroom. I also could not begin to afford a footprint that large.

Riley · May 22, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

If removal of the stove is the criteria, it seems it would also apply to a footprint like the single story. In addition, concrete saving would be had because you could delay doing the garage/barn floor for a while and still have a dry, lighted space to work. With a few creative partitions, a shop side bath, a rearranged interior to suit the time you have with your daughter, it seems like it might add value, turn into a neat office/ shop area down the road as well as be somewhat affordable in stages.

Anyway, just another idea for you to consider. Best of luck with your project.

jeopardy98 · May 23, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Yes, you are correct. You cannot have two inhabitable residences on the same plat of land less than 5 acres apart. It's crazy I know but that is the way it is. I could be wrong but it has something to do with the USDA loans availability in this area. Still applies if you aren't using them but again, it could be something completely different.

Riley · May 23, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Looking at this some more and considering the age of your daughter, maybe you could even get away with a small "storage loft" over one end of the garage.

Well insulated, it could serve as a perfectly adequate, part time bedroom then transition to storage when the time was appropriate. You have a lower ceiling in the end of one stall but perhaps knock out your goals and enhance your property value at the same time.

Well anyway. Good luck!

reader2580 · May 23, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Are you able to get a construction loan and mortgage for a house designed like this? I have thought about building a giant garage with living space on the 2nd floor over half the garage. The other half of the garage would have 16 to 18 foot ceilings for my converted bus. (City allows 3,000 square foot garages up to 45 feet tall.) I would include space in mine for a future elevator, but elevators are not cheap.

My current house is 1,300 square feet with a huge 400 square foot master suite. I have two baths and three bedrooms. I could see getting three bedrooms into 1,100 square feet with two baths. My house is weird walkout such that I already have to climb stairs either inside or outside to get into my house.

JPD Motorsports · May 23, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Looks similar to the place I lived in for 4 yr except mine was a 2 bed 1 bath. Shared it with my son. I should have done 2 baths like yours. Fumes were not an issue with the garage door open and garage windows open.. Build many of diesel trucks and bikes in it.. Looks like a great piece of property to build it on so you can get up and enjoy the views from the second floor...

NUTTSGT · May 23, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Looking at those pictures, I wasn't expecting such a rural setting.

Will you have access to city water/sewer or well/septic ?

Beemer533 · May 23, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

I like it! Nice lot, looks nice and peaceful.

I would consider at least roughing in a 1/2 bath in the first floor for a couple reasons. the first is convenience; it would be nice to have a place to clean up or use the bathroom without having to go through the house..

The second is resale, the garage could easily be turned into additional living space relatively easily, but without a 1/2 bath, it wouldn't make as much sense, or be as appealing.

Obviously, adding the rough in now will be a lot cheaper than adding it later, especially with no basement..

jeopardy98 · May 24, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Thanks for the comments, both positive and less so.

I will have well and septic.

NUTTSGT · May 24, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

jeopardy98 said:
Thanks for the comments, both positive and less so.

I will have well and septic.

Are those including with your costs or an additional cost ?

jeopardy98 · May 24, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Those are included.

Playwme · May 24, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

jeopardy98 said:
I appreciate your comments but this is moving forward as is. 1 bathroom is not an option. My daughter is 8 now and will soon enough be 12 or 13 and I am NOT sharing a bathroom with my teenage daughter. You may not understand that but it is non-negotiable for me.
.

I can understand that. I have a 5 year old daughter. We added the second bathroom the year she was born.

I still see too many small issues with the layout in relation to the circulation space though. The closet in the lounge severely limits furniture placement and 2 of the bedrooms require space to walk from one corner to the next on a regular basis limiting furniture placement as well. Ideally, you want all the doors of a room to be in the one corner as much as possible. Laundry I'd be tempted to put downstairs so you don't have machines whirring away behind your head when sitting in the lounge. I just can't help but think that a lot of those things may nag at the back of your mind once you start living there, and they are things that a potential down the track buyer may walk away from. You may be single now but at least think of the possibility that you'll have a serious lady friend in your life at some point.

SouthernGemini · May 27, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

Currently I am adding a large flagstone patio to my place (pics to come late July) but you are building something similar to what I plan to construct next year. I have a unique land footprint and have always liked the idea of building 'up' vs out. My 28x50 approx building will attach to my current 980 sq foot home via my 1000 sq foot deck. Living in the trees is nice yet only applies to a niche market which it sounds like the both of us are.

My local restrictions allow 35 foot height before I run into trouble and my plan is to have 12 foot height for my garage and a min of 10 foot height for my second floor. You are a little ahead of me in execution and I look forward to all who inputs valuable comments. I have subscribed so I can make my 'piggybacking' on this thread easier.

Cheers from Louisiana.

jeopardy98 · May 27, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

I will be adding updates as quickly as they come but right now my builder is on a cruise so currently I'm just waiting... I look forward to seeing how yours comes together as well.

NUTTSGT · May 27, 2015

Re: Beginning stages of 24x44 with 3br/2ba on top

jeopardy98 said:
Those are included.

That's a decent chunk of your budget and it really brings your true cost for the place down.

:thumbup:

24x44 with 3br/2ba on top

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