24X38 3 car with loft

mrzoop · Sep 29, 2010

....so here my story begins. For years I lived with an old 22X20 block garage that you could easily see daylight through the mortar. The garage was built in the 50's directly on the clay surface with no footings for the walls or stone base for the concrete floor. I kept it looking nice with some fresh paint from time to time, however this season would be it's last.

I had intentions of salvaging the roof to be used on the back of my property as a pole barn, but the dream was too difficult to be true. It was decided to just pull the roof off and demolish the block.

I started by pulling down the back wall between the windows and knocked out the top row of blocks. The roof was just floating on a couple of the supports that we added to keep it steady.

And now the fun begins.... I hooked up the big tractor to the main support beam inside with some chain and we had ourselves a tractor pull. After a couple pulls the roof fell taking out the walls. We cut up the roof into 5' widths and stacked it out of the way for later disposal. I was able to use the crushed block as fill.

Everything cleaned up during 1 weekend and now here is the future site of the new Barn at the end of the driveway.

mrzoop · Sep 29, 2010

I had many pictures and a clear idea of what I liked in a garage, but not the talent to put it on paper. I passed this job off to my brother-in-law that was very capable with CAD. Here's what I started with.

This plan allows me to have 2 parking spots in the front & a side garage door that will open to the 'shop'. Upstairs will eventually become the boys room that opens up to a large deck on the back. The intention of the deck was to act as a carport or shelter to park one more toy

The plans were reviewed & tweaked for almost a year. I also gave a copy to my neighbor for his review and hopefully lessen the shock when the construction started.

ghnl · Sep 29, 2010

Looks nice. I suspect you'll love it after putting up with the old space for so long.

Question - looking at 'slide 1' I thought it was a full shed dormer along one side but the other drawings don't indicate that. IMO, you should consider more dormer space. It will add a good percentage of useable floor space upstairs along with light and ventilation (windows).

mrzoop · Sep 29, 2010

I did consider that but went with the small dormer for a couple reasons: I have a similar shed dormer on my house and wanted to mirror the roof lines of both buildings when looking from the street; and I am using engineered trusses that provide the floor and walls for the loft space. If I were stick framing, I would have considered this.

ghnl · Sep 29, 2010

I have trusses in our 25 X 42 garage. The roof is done like this:

mrzoop · Oct 7, 2010

Next step was to bring in the big boys to dig a hole.

Due to the size of the building with a loft, I had to build the footings and walls much like a house (4' deep). I had them pour the walls an extra foot out of the ground. Figured this would be nice for washing the floors inside and not get my walls wet.

mrzoop · Oct 7, 2010

Once the concrete forms were removed and the backfill was complete, it was time to build. All the material was delivered and sorted. I planned a work party for the long weekend in July to start building. I was fortunate to have 8-10 people show up each day thanks to family & friends.

This was done on day 1 of building.

mrzoop · Nov 19, 2010

On day 2 it was time to put up the attic trusses.... Uncle Tony had a great idea to build temporary scaffold on the side of the garage to assist with sliding the trusses along the top plate. My old faithful 1956 International was used to lift the truss up. The crew then dragged each one to the rear of the garage and stacked them up. Everything worked out perfectly.

Once they were all up there, we started standing them up and strapping them together. Thanks to the inventor of the air nailer!

mrzoop · Nov 19, 2010

With all the trusses in place on one of the hottest days of the year, a well deserved beer & steak dinner was on hand.

m.james · Nov 19, 2010

Weird question was anyone else getting image not found icons but then refresh and all the pictures showed up? This has been happening a lot lately. Anyways nice build and destruction. I love the wood work on the trusses just an awesome site. What are you going to store in this place?

mrzoop · Nov 19, 2010

DAY 3

The plywood flooring was installed and the end walls were closed in.

Because of the size of the truss, they were too wide for transport all in one piece. We then had to install the peaks on every truss as well.

mrzoop · Nov 19, 2010

The plan is to park in the front and have a shop in the back. Upstairs will be entertaining space. The boyz room!

Rockey · Nov 19, 2010

Very nice build! Obviously you have quite a delay between the progress and your postings of such. So I'm assuming that the sheathing and roofing is done. After having finished my 10 pitch roof a few months ago I can just imagine what it was like doing a 12 pitch. I'm sure it was quite an experience. I'm anxious to see more pics.

mrzoop · Nov 19, 2010

Rockey said:
Very nice build! Obviously you have quite a delay between the progress and your postings of such. So I'm assuming that the sheathing and roofing is done. After having finished my 10 pitch roof a few months ago I can just imagine what it was like doing a 12 pitch. I'm sure it was quite an experience. I'm anxious to see more pics.

That's correct with the timing. I haven't had much time to play on the computer with all the building and nice weather we have been having...

mrzoop · Nov 19, 2010

12/12 pitch... what more can be said. Unfortunately I had to hand nail the roof. It was too much of a pain with the steep roof, safety harness, pulling the sheets up, etc.... to have an air line and a heavy gun with me. It was a long day, but worked slow & steady.

ghnl · Nov 19, 2010

I think our dogs are siblings!

Yours:

Ours:

mrzoop · Nov 19, 2010

This was my favorite day, not just because it was Fiday..... RAIN DELAY DAY! It was well needed after 5 days of solid work. A nice afternoon was had at the local pub sitting under the covered patio, sipping a cold one. (or 5)

SteelArt · Nov 19, 2010

Great build, I am sure you will be very happy when it is done after all those years of putting up with your old one, keep up the good work

mrzoop · Nov 19, 2010

GHNL "I think our dogs are siblings!"

I think you're right! Remy is 1/2 golden retriever & 1/2 yellow lab. The parents were pure breed. He was with me every step of the way.

cwrogers · Dec 31, 2010

What'd this cost to build?

Nick D · Jan 3, 2011

Great looking garage. Would like to see how it all came together. Any more photos or progress? I am in Creemore, Ont. and I am planning almost the same project. Would also like to know a ballpark budget.
Cheers!

drmoonshine · Jan 3, 2011

mrzoop said:
This was my favorite day, not just because it was Fiday..... RAIN DELAY DAY! It was well needed after 5 days of solid work. A nice afternoon was had at the local pub sitting under the covered patio, sipping a cold one. (or 5)

Hardwork should always be rewarded.

mrzoop · Jan 19, 2011

By the end of week 1 the roof sheathing was on and it was time to wrap it up.... and put some windows in.

purpony · Jan 19, 2011

very nice!!!.... if and when i get the time to build another garage, id like to build something along the lines of this... probably have all 3 doors on the long side though.... either 24x38 or 26x40.....

mrzoop · Feb 10, 2011

With the plywood on and felt paper rolled out, it was time for the metal roof. I left a 24" opening at the peak so that I was able to stand inside on the trusses. This would allow me to support myself as I pulled the sheets up. As I worked across, I added plywood to the opening.

To pull the sheets up, I placed a ladder at the same angle of the roof pitch (12/12) and secured a rope to them. It was no problem pulling them up.

The sheets were 19' long and 27" wide. They were not real heavy just awkward to work with. Be sure to do this type of work on a calm day... they do take off on you when the wind is blowing.

blackice · Feb 10, 2011

I take it these are old pics you are posting, because I know it didnt look near that green ad sunny today in hamilton....

Corins · Mar 7, 2011

Just found out today that the biggest I'm allowed to build is 900 square feet, which comes to 24'x37.5'. I asked about going 24'x38' and they said going that extra 6" isn't an issue. It will probably be another year before I start (gotta tear down my old 18'x26' first, the thing is about 25 years old, and has seen better days. If it wasn't for the lack of space I'd stick with what I have, but seeing all the room I would have with a 24x38 makes me :drool:

.

mrzoop · Mar 7, 2011

blackice said:
I take it these are old pics you are posting, because I know it didnt look near that green ad sunny today in hamilton....

You are correct... I worked too hard through the summer to build this monster. No time for typing - besides my fingers hurt.

mrzoop · Mar 7, 2011

Corins said:
Just found out today that the biggest I'm allowed to build is 900 square feet, which comes to 24'x37.5'. I asked about going 24'x38' and they said going that extra 6" isn't an issue. It will probably be another year before I start (gotta tear down my old 18'x26' first, the thing is about 25 years old, and has seen better days. If it wasn't for the lack of space I'd stick with what I have, but seeing all the room I would have with a 24x38 makes me .

Go as big and as tall as you can. You never have enough space.

I live in the country, therefore I was able to go as tall as 30'. This building is 28'

Look forward to seeing your project.

Corins · Mar 7, 2011

Go as big and as tall as you can. You never have enough space.

Isn't that the truth lol. I checked on the size today, previously to that I was going by information given by people who recently built garages in my area. By there estimates I was only going to be allowed to go 24x30, the town has a measurement based off lot size, and max for a single lot is 900sq feet (main level). With their measurements my garage based off my lot size worked out to 967sq feet, but because it is only a single lot I'm limited by the 900sq feet rule. And I'm not allowed to build higher then my house or 6m, whatever is less. However after speaking with the inspector the rules aren't strictly enforced. Which is the reason I can go 24x38 for 912sq feet instead of being maxed at 24x37.5.

Also for height, I haven't measured the height of my house yet as it is a bit hard with so much snow, however I estimate around 18' high. If I go 18' high with my garage I should have a nice little storage area above my garage, I don't want a loft, more or less just a storage area that I don't need to shimmy around on my stomach to move around like I do now. I want a 10' ceiling height on my main level so somewhere between 4-6' on my upper level is fine with me.

I'll be happy with 24x38, considering my house is only 25x46.

00si2 · Mar 8, 2011

mrzoop said:
With the plywood on and felt paper rolled out, it was time for the metal roof. I left a 24" opening at the peak so that I was able to stand inside on the trusses. This would allow me to support myself as I pulled the sheets up. As I worked across, I added plywood to the opening.

To pull the sheets up, I placed a ladder at the same angle of the roof pitch (12/12) and secured a rope to them. It was no problem pulling them up.

The sheets were 19' long and 27" wide. They were not real heavy just awkward to work with. Be sure to do this type of work on a calm day... they do take off on you when the wind is blowing.

How did you attach the rope to the panels without it sliding through?

Also, is that a black metal roof? What do you plan on finishing the rest of the exterior with? I'm about ready to order my roofing materials and am debating black metal.

mrzoop · Mar 9, 2011

00si2 said:
How did you attach the rope to the panels without it sliding through?

Also, is that a black metal roof? What do you plan on finishing the rest of the exterior with? I'm about ready to order my roofing materials and am debating black metal.

At the end of the rope I attached a 'V' shaped piece of wire. At each end of the 'V' there was a small S-hook.

I pre-drilled all the panels on the ground for the screws and also drilled 2 holes about 18" apart at the top of the panel for the S-hooks to go through. After this, it was very simple.... just attached each S-hook through the top of the panel and pulled it up the ladder to the roof. These holes are then covered with the peak.
(I highly recommend pre-drilling. It looks nice and is really easy to put the screws in afterward.)

This is a chocolate brown roof. The rest of the building will be trimmed with a tan color and the siding will be white. This is the same scheme as the old house.

mrzoop · Mar 9, 2011

The next job (other than concrete) is the only job that I hired a contractor for. Siding, Soffit, Facia & Troughs. This was well worth it and was done to perfection.

00si2 · Mar 11, 2011

mrzoop said:
At the end of the rope I attached a 'V' shaped piece of wire. At each end of the 'V' there was a small S-hook.

I pre-drilled all the panels on the ground for the screws and also drilled 2 holes about 18" apart at the top of the panel for the S-hooks to go through. After this, it was very simple.... just attached each S-hook through the top of the panel and pulled it up the ladder to the roof. These holes are then covered with the peak.
(I highly recommend pre-drilling. It looks nice and is really easy to put the screws in afterward.)

This is a chocolate brown roof. The rest of the building will be trimmed with a tan color and the siding will be white. This is the same scheme as the old house.

Great idea, thanks.

mrzoop · Mar 25, 2011

Next on the agenda was vinyl siding. This was all new to me.... after a bit of coaching from a professional, I was well on my way. The tough parts were working on the scaffold up to the peak at 28'. It was a real pain when you dropped your cutters!

Also, installed coach style garage doors made by Richards Wilcox. 3" insulated with all the trimmin's. Very nice look for a country garage.

ejm1961Tbird · Apr 1, 2011

Very nice build!

Square2.0 · Apr 1, 2011

Any inside shots?

mrzoop · Apr 2, 2011

I have just started the wiring inside, getting ready for insulation & drywall. I will post some new inside pictures soon.

NUTTSGT · Apr 2, 2011

You have the makings of a nice place there.

rinker1 · Apr 14, 2011

This is a great build. A lot of work but your far enough along to enjoy it this summer.

24X38 3 car with loft

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Attachments

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Attachments

Well-known member

Well-known member

Well-known member

Member

New member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Well-known member

Active member

Well-known member

Well-known member

Active member

Well-known member

Well-known member

Well-known member

Well-known member

Super Moderator

Well-known member