New detached garage 24X28 with 2nd floor and bathroom

lpigg · Oct 17, 2009

Kind of new to the site and have been looking at everyones garages. I thought I would post pictures of our current project. I am having a 24x28 garage built in our backyard. We are putting in a small 5x5 bathroom with a toilet and sink. We are also having a 2nd floor with a couple of dormers. I will probably insulate it and drywall it over the winter if it doesn't get to cold. This has been a pretty slow project due to all the rain delays, much like everyone elses. I am hoping that we wrap most things up in the next few weeks. Concrete on Monday and siding Tuesday and the roof on Thursday. Not sure about wiring and plumbing. Any thoughts or suggestions would be great!

lpigg · Oct 17, 2009

Here are some more, we have been working on this for a few weeks now.

lpigg · Oct 17, 2009

We just put the soffit and doors up on Friday.

lpigg · Oct 17, 2009

Some pictures of the inside along with the begining of the bathroom. We plan on getting everything stubbed in on Sunday. Not sure when we will dig the trench to the house. We have about 100 feet to the house and there was to much of an elevation drop so we installed a small lift.

DJDD · Oct 17, 2009

Very nice! Mind if I ask what the materials are costing you on this? I'm looking to build a garage of similar size in the spring.

create · Oct 17, 2009

Got any pictures of the 2nd floor yet? I like the cape cod look. Any reason you didn't go with a large shed dormer on the back? Or is the space not really needed?

Looks good!!

lpigg · Oct 17, 2009

I am figuring the materials are around $10K with the plumbing fixtures and the 6 inches of concrete. I do have a contractor that is doing most of the stuff. I am do some stuff by myself but not alot. Also, most of the plumbing and the trench to the house with the elctrical is being done by my cousin who is a plumber.

I never considered a dormer on the back side. The space is really not needed. We have a 2 care attached garage for our two vehicles. This will be mnostly used for mowers and a work shop/man cave. The second floor will probably start out being a kids play area but will someday be finished for a poker room or something. I will post some pictures of the second floor. I amazed at the size of it. I didn't expect there to be so mouch room. Here is where we got the idea.

I am not sure if there is a Menards in your area, but they have a kit that is similar to this and that is where we got most of our supplies.

lpigg · Oct 18, 2009

I thought I would post a few pictures of the garage realtive to the house.

lpigg · Oct 18, 2009

Here are a few pictures of the upstairs that I took this morning.

medic583 · Oct 18, 2009

lpigg.... sweet looking garage and love the add a room. I'm doing a 30x40 right now and the brother in law is thinking about a 24x28 in the spring with an add a room... will have to keep checking this out to see the progress for ideas

Old61 · Oct 18, 2009

Very Nice!

brassspike · Oct 18, 2009

Medic583 have you started? I'm doing a 30x40 also. Is yours on here?

medic583 · Oct 18, 2009

brasspike... you betcha... just throwing up the add-a-room trusses (After a dozen years... the 30x40 shop is being built) at 8:00 am tomorrow... then hopefully starting the tin work on Tuesday after it's all strapped.

My bro-in-law is drooling already... and lpigg's setup might be just the ticket for him (love the dormers and think the sis will give him the go ahead if she can see more potential in the room upstairs with those

as compared to mine without).

That's what I'm lovin' about this site and everyone throwing pics up here... great inspiration... :thumbup:

create · Oct 18, 2009

looks awesome! and all for 10K, not bad.

dipper · Oct 19, 2009

Nice work lpigg. I started with a behm design such as you and then modified
it to my needs.
What did you run for ceiling joists? Are those 2x12x24' ?

67restoproj · Oct 19, 2009

lpigg said:
Not sure about wiring and plumbing. Any thoughts or suggestions would be great!

Run your speaker wire, phone, cat5 etc. if needed now. Its nice to have it out of site and is usually an after thought.
I ran an extension of speaker wire into my soffits so I can have music outside when I want.

lpigg · Oct 19, 2009

Great idea on the speakers. I never thought of that. We did stub in a 4 in conduit to run CAT5 wire, telephone, cable and a gas line.

On Sunday all the water and sewer go stubbed in and Monday they got one side of the roof shingled and the siding started. Tomorrow should be the slab and then the rest of the siding. This weekend, weather permitting will be digging the trench for the water and sewer.

lpigg · Oct 22, 2009

Things are moving slow again....weather in Illinois! We did get most of the siding up and the roof done, except the ridge vent. We were supposed to pour the slab yesterday but problems at the cement plant and now the rain will put that off until next week. Not sure about running the plumbing and power this week, I guess it depends how much rain we get between now and then. Here are two updates from this morning, Quality is kind of bad because it was early and I was taking them from my truck.

lpigg · Oct 27, 2009

All the siding is done and most of the soffit. All the electrical is stubbed in and the water and sewer is stubbed in. Just waiting on good weather to run the sewer and elctrical line to the main house. Also waiting for dryer weather to pour the floor and then the driveway. Here are few other pics. Would be happy to hear comments or suggestions. Thanks

autoist · Oct 28, 2009

Don't forget to check codes for separation of living space and garage.

lpigg · Nov 2, 2009

Hey guys, not alot to update cause of all the rain and mud. We did run power, water, and sewer this weekend. I am hoping that we pour the floor on Thursday. I do need some advice. I have read on here where some people recommend watering the concrete after it is poured to help the curing process. How often and when do you do that? Also, I am planning on putting up some interior walls for the bathroom. How soon can I start those? I will be anchoring them to floor. Can I do them on Saturday if I pour on Thursday?

Thanks, I will post some pictures when the floor is done.

thammel · Nov 2, 2009

Hi,

The longer you can keep the concrete wet, the better. I'd want to keep it moist for a week. People accompish this by putting plastic over it or simply hosing it down. Some use a sprinkler. This maximizes its strength and minimizes the odds of surface cracking.

Since your framing is done, carefully hosing down is probably the best approach. I was leery of using plastic on my pad because if any impressions made by the plastic, although unlikely by the time I would be able to get it in place.

I'd wait to do the interior walls.

Ord · Nov 3, 2009

lpigg said:
Some pictures of the inside along with the begining of the bathroom. We plan on getting everything stubbed in on Sunday. Not sure when we will dig the trench to the house. We have about 100 feet to the house and there was to much of an elevation drop so we installed a small lift.

Can you tell me more about this? The place I am thinking of building would mean about 70 feet from the garage to the septic tank, and I may need something similar.

lpigg · Nov 3, 2009

Ord said:
Can you tell me more about this? The place I am thinking of building would mean about 70 feet from the garage to the septic tank, and I may need something similar.

It is a small lift that works alot like a sump pump. The only reason I needed it was because there was so much drop in the elavation of the back yard. We had about a 5 foot drop and we needed to be 3 foot undergorund due to the frost line and we needed to go down into our basement and by the time we put a small slope in the sewer line we would of dug under the basement floor. I am not well versed in plumbing but it seemed to make sense to me when they said I needed one. The extra cost was about $500 and it wasn't much more than the extra cost of trying to hook into the sewer line in the middle of the road. I don't think I would have needed this if the back yard would have been realtively flat within a 2 or 3 foot drop in elavation.

lpigg · Jan 15, 2010

It has been awile since I updated. I have ran all my cable and cat5 in the walls. I have ran 3/4 in gas line underground in a conduit from the house (about 100 feet). I insulated all the walls with R 13 and the ceiling in the second floor with R25 after I ran rafter vents all the way to the top. I have added multiple outlets and built the wall by the stairs and the bathroom. I have hung the bathroom door and closet door. We installed a 70,000 btu furnance in the dead space of the second floor and ran all the duct work. I just finished drywalling the entire first floor and will probably wait to do the second floor. I have hired out the tapping and mudding and it is on its second day ($800). Here are some pictures of where it stands. Next week is the priming and painting and trim work. Probably go with a two tone gray with a black stripe.

marty_p · Jan 16, 2010

RE:

Incredible potential -- only limited by your imagination & a little $$$!

Keep us posted, please! :beer:

NEVERENOUGH · Jan 16, 2010

If I could do it all over again I would have added a 2nd story to my garage. I love the way this is turning out can't wait for it to be finshed.

Grizz1963 · Jan 16, 2010

Love the look, and result.

Well done.

lpigg · Feb 9, 2010

I finally finished the main floor. I still have to put the driveway in, so I will wait on that before I do the floor. I have insulated the upstairs and still need to do the drywall but I am no hurry for that. I still have to bring some tools from the house garage, but waited until after the superbowl party we hosted. We had 40 people in there, it was a little loud but great time, just to much Jaeger!

lpigg · Feb 9, 2010

Here are a few more.

cparsons · Feb 14, 2010

I am loving this garage build, and I'm thinking of doing nearly the exact same thing. I'm new hear, but registered and subscribed to follow this thread.

Please keep us updated! I saw previously that you estimated about $10k in materials. Now that you're closing to being down and have hired out some stuff, what does your budget look like now?

Thanks for sharing!

TheShrine · Feb 14, 2010

Similar projects but different as well......

The "Shrine" Project....

The build http://www.garagejournal.com/forum/s...tbox&showall=1

The finish http://www.garagejournal.com/forum/s...tbox&showall=1

lpigg · Feb 15, 2010

cparsons said:
I am loving this garage build, and I'm thinking of doing nearly the exact same thing. I'm new hear, but registered and subscribed to follow this thread.

Please keep us updated! I saw previously that you estimated about $10k in materials. Now that you're closing to being down and have hired out some stuff, what does your budget look like now?

Thanks for sharing!

I hope my original quote of $10K in materials wasn't misleading. That was my estimate of getting the structure completed with a shell and nothing on the inside and didn't include my contractors fee. All in all, the materials was about $13,000. Mostly due to some changes that I made...added windows, put in footings, and back fill. My total charges with some electrical done and the structure built was about $23K and that was all to the contractor and nothing completed on the inside. I then had to pay a plumber to dig a trench, run water and sewer to the house and i threw in the electrical and a 4in conduit in the ground. For labor and parts that was another grand. I then finished the inside main floor and built the bathroom, insulated, tiled, added a 70K furnance, drywalled, painted, added some extra electrical, ran cable, dsl line, gas line and installed rafter vents and insulated the intire upstairs. The only thing I didn't do on the inside was tape and mud the drywall ($800 labor). I also refinshed the cabinets and put in the counter top. I still need to drywall the upstairs and put in a drive way come spring and landscape. My total for everything was $34K. Alot more than I wanted but I had no intentions of finishing the inside for a couple of years but i am glad it is almost complete. Down the road maybe racedeck and a central air unit. I am not a mechanic nor do I enjoy working on cars. I do enjoy building things and working on projects. Down the road, I will use the upstairs as a small apartment for my kids when they decide to start college (13 years from now)

tapscott · Nov 21, 2010

wow,

thats awesome... I'm a kid heading to medical school from the Central Illinois Area... I was wondering if you could estimate the cost you would have to build the garage with loft and finish only the loft? I'd like a counter, sink, stove fridge ******* and shower upstairs... and I'd happily just set it on a slab...

I was wanting to building one in about 3 months over the summer in the area.... I have the land, equipment, and know how (one of those damn contractors son's), but I was wondering if you had any idea on what the dollar amount would be to tackle that project?

thanks,

Dave

lpigg · Nov 21, 2010

I will get you some pictures of my down stairs to give you some ideas. I guess a couple of things before you start. I was able to connect my sewer, water, gas, and electric all to my house and that saved my some money. Also, if you are going to have water or sewer, I probably would put in footings instead of a slab mostly dute to the concrete moving. I hired all of mine built and then finished the inside myslef and did all the hvac and most of the electrical and plumbing myself. I figure if I had done it all myself, I probably have about $30K in materials, including my driveway. With the size of mine, having the bathroom downstairs is a real big plus. I will be putting a shower upstairs and have installed a stove and sink in the downstairs. I will try to get some more pics of how it is now. My intentions is to have it set up for guest or when my daughters are ready to move out or start school they can live there if they want. I will be finsihing the upstairs in the next 6 months. It shouldn't cost much. I have laready bought a carpet rmnant that will fit. With the shower it will probably be about another $2,000.

Where in central Illinois are you from? I am live in Canton, IL

SSCR · Nov 22, 2010

Really love this build and have built something very similar with two stories and have been trying to think how to heat both floors. How do you like your furnace? Do you think it would be able to heat either or both floors by closing vents to those rooms? I would like the option to heat just the ground floor for when I'm working on projects and the second floor when I'm up there. Looks great!

247 · Nov 22, 2010

Hello ipigg,

please Excuse me for my english, i´am from Germany.

The last Picture in your Post Number 29 shows a black/white Picture.

Is that Joe Montana? Because he has the Number 16. And in the
same Picture in the Backround, shows that Joe, too? As he played his
last Year by the Chiefs with the 19? Or which is now Johnny Unitas?

Greez, Rob.

lpigg · Nov 22, 2010

SSCR said:
Really love this build and have built something very similar with two stories and have been trying to think how to heat both floors. How do you like your furnace? Do you think it would be able to heat either or both floors by closing vents to those rooms? I would like the option to heat just the ground floor for when I'm working on projects and the second floor when I'm up there. Looks great!

I love the furnance. I have the upstairs vents completely blocked off and it gets pretty warm up there. I do plan on blocking off the stairwell and adding a door and that might prevent someoff the warm air from going up there. I tend to use the downstairs about 99% of the time. for the size off the garage it really doesnt cost much to heat both portions. I leave it on 45 to 50 and when I am going to go out there crank it to 65 and it heats up within 10 minitues or so.

lpigg · Nov 22, 2010

247 said:
Hello ipigg,

please Excuse me for my english, i´am from Germany.

The last Picture in your Post Number 29 shows a black/white Picture.

Is that Joe Montana? Because he has the Number 16. And in the
same Picture in the Backround, shows that Joe, too? As he played his
last Year by the Chiefs with the 19? Or which is now Johnny Unitas?

Greez, Rob.

Rob, they are all Joe Montana. It shows his different uniforms from college to San Fran to KC. I do have an autographed pic of Johnny Unitas but I haven't put it up yet.

SSCR · Nov 22, 2010

If you have them, can you post some pics of the duct work you ran? Thanks

New detached garage 24X28 with 2nd floor and bathroom

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