10 Gables Garage.

[chase237]

About 18 months ago my wife and I finally closed on this house. It was a foreclosure with a bunch of mostly cosmetic issues. Built in 2007, it's our 10 gables chateau.

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As I work my way around the house, the list is long, every once in a while I'll find some time to work in the garage. The main garage is about 27' X 40' with a small 8' X 14' work area. The carriage house, as we call it. is about 12' X 23'.

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The garage floor had some settling from poor compaction and we've been debating on how to address it. We chose to have it poly foam lifted instead of mudjacked or the best way, tear it out and re-pour. I haven't decided on a floor finish so for now this will do. I found evidence of a previous mudjack based on crappy repair of the holes. So clearly it's been an issue.

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The cause of most of the floor issues can be blamed on poor compaction and water infiltration. The driveway pad has been poured almost dead flat and any slope it does have directs water right into the garage and down the expansion joints. We're tearing out the driveway and regrading and adding drains to solve that problem.

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More to come as work progresses.

 

[JustinS]

Wow that is a lot of space.

 

[sublime68charger]

Nice looking place

 

[chase237]

In order to get the poly lifting of the floor started I had to take out the steps that go out to the back deck, it all came out as a unit, pretty easy. Well since it's out and I want to get the most out of the square footage available, I decided to rework the steps.
Before,

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After,

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Also on the list, there was some cracked and loose patch around the threshold to the back door. The darn garage has 4 man-doors. One to the back yard, one to the back deck, one into the house, and one out to the driveway. Anyway as I started to chisel away at the loose stuff I found out the back door appears to be either an afterthought or completely forgotten during the forming of the stem wall it sits on. The support of the threshold consisted of some scrap 2X4 jammed under it and some concrete patch to hide it. Morons.
After I cleaned it all out I had the poly foam guys spray some foam underneath the threshold. Plenty of support, now I just have to fill the hole.

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All cleaned up and ready to patch.

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[chase237]

As far as the poly foam lifting goes, it works but buyer beware. Here's my experience. It seems like they have to drill more holes and a bit closer together. The foam obviously lifts through the chemical action and it's pretty dense stuff. I had it done in a couple other place where the results were great. The garage unfortunately was just too big of an area and the lift resulted in a large crack in the slab and not the perfectly level result I was hoping for.
It's much better than it was but I think the end result will take me down the path of a racedeck instead of an epoxy coating I was hoping for.
A couple of pics of the process,

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Not much to see, just injecting foam into little hole in 2-3 second bursts. Not much else to say, it is what it is.

A few weeks back I put some work in in the carriage house. The color I chose for the garage is a light grey called dolphin fin, one of the behr colors. I got the ceiling and walls painted. Didn't get the lower color done, got sidetracked with life. Also on the list of dumb stuff just cuz I have time, I took the garage door tracks apart, cleaned, sanded, and painted in flat black. DON'T TRY THIS AT HOME UNLESS YOU ARE VERY SURE OF WHAT YOU ARE DOING!!! A MISTAKE WILL COST YOU $$$$$

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[chase237]

I got some color on some of the walls and some of the ceiling in the main garage. I also picked up a few of the gladiator cabinets a while back when the were on sale, and got them hung. I have a plan for some of the lower half of the walls.

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Corrugated tin has always appealed to me. I happened to come across a source, all I had to do was go get it.

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Not really sure how much I'll use but I'll do the whole lower wall below the cabinets and I have enough to do the whole garage, just not sure I where I'll cut it off. The corrugated tin screwed into 7/16 osb fits perfectly behind the cabinets mounted with the geartrack panels.
As of today, this is where I stand.

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[Jacko]

wow - so much work to fix up what should have been done properly the first time. Will be great when you have it sorted.

 

[OJ Bartley]

Great looking house and garage(s). I'll be following this project.

 

[chase237]

I was trying to figure out how to bring the light switches out to the mount to the new surface created by the tin. I trimmed out the switch box and realized that there are small extension boxes just for what I needed.

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Now the challenge is to cut out the opening in the tin and have it match the trim of the light switch. I could have done a bit better but with the gaps filled with some grey caulk it will be fine.

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Overall the finished product so far is what I was looking for. Now to turn the corner and keep on truckin.

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Meanwhile more demo outside.

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[chase237]

A slight detour in my schedule. When we decided to tear out the driveway I suspected we would have some rot on the base of the posts in the breezeway. Well once the concrete got demo'd out enough to investigate, it was wildy confirmed. One post is completely rotted out due to poor, or should I say awful workmanship. Buried posts in concrete with no concern for wet weather.
This post is only 8 yrs old.

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Shored everything up and cut out the bottom. I'll have to coordinate with the concrete work to pour a new footing and splice in a repair. Hopefully the front post is in better shape. So far one side exposed looks OK.

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[chase237]

I did make some progress on the inside though. Ready to turn the corner on the wall. Got all the strips in and I decided to use some brick molding as a cap. Ready for tin.

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I scored some road signs from a scrapper for a whole $2 each. They will fill some of the bare walls.

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And I have these old porcelain light fixture that I pulled out of an old bank that was scheduled for demo. I've had them for about 25 yrs and have moved them 3 times now. I will be nice to get them hung once again.

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[clutch93]

Great looking house and garages! Glad to see someone willing to fix all the issues that have occured due to shoddy work. Such a shame to have sub-par contractors building such a nice looking house. If you don't mind showing us, I'm sure several would be interested in seeing the inside of the house as well!

 

[Mannyf]

Nice garage, looking forward to seeing the progress.

 

[HSURDDY]

love the Benjamin light fixtures.

 

[chase237]

Found some extra time today to finish up the first corner in the garage. I have to brag a bit, it looks better than I imagined it. Tons more to do but at least now I can move some of the stuff to a more permanent location. The garage was sort of put on hold while I worked inside the house, and on fair weather days, out in the yard.

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Thanks for the compliment about the house. It really is above my paygrade. So here's the story on the house. It was built in 2007, the peak of the housing boom. I know what they owed on it so I can guess what it cost to build. Let's just say it was quite a bit north of 7 figures. We picked it up as a foreclosure but did have some interaction with the owners. If it wasn't for the deeply discounted price there's no way we'd be sitting here.

You would think that people successful enough to build a house like this would have the decency to care for it. Well I'll just say that between the piss-poor workmanship, and ignorant homeowners with 6 monsters to run around and destroy the house, I'll eventually have to touch every square inch before I can say DONE!! Speaking of sq inches, it comes in at 6400 sq ft, so yeah lots of house to touch.

I'll add some pics of some of the work I've done just for giggles.

 

[bonecrrusher]

That tin and trim work looks awesome!

 

[texashunter]

Following this. The tin in the garage looks great.

 

[Mr. Roboto]

Really nice space you have there, how many acres do you have? I've been to the Utah/Idaho border a few times for snowmobiling trips, it's a gorgeous part of the country.

 

[clutch93]

6400 SQ FT!!!! Wow, it's bigger than I thought! After all of your hard work it'll sure be fun being the tour guide showing your friends all the things you've done to it!

 

[GDPossehl]

Wow, and I thought I was in over my head with 4k sqft and a pool!

 

[chase237]

The house sits on a little over 1.6 acres. A lot of lawn but also a lot of neglect so a lot of weeds.
Here is the view off the back deck.

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The back of the house from the corner of the property line. You can see the whole upper yard is a mess. I've turned a lot of the sprinklers off and we will eventually plant some cherry trees, blueberry's, and blackberry's.

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I don't think I'm over my head yet but I do spend a lot of time scratching it. For example, behind the kitchen there is a laundry room that didn't have a washer hook-up plumbed. It also had a stupid little built in desk that we took out when we had to floor refinished (another huge project) So scratching my head about what direction to take, it was decided to tear out all the lowers, backsplash, replumb for the washer and move on. Here's a few pics.
Before

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Well, I found the washer hook-up. The morons buried it behind the countertop and backsplash.

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Here's how it sits now. Still needs a backsplash and some minor trim work. All the trim in the house gets sanded and painted eventually.

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We don't use this as a laundry since the house has 4 hook-ups we use one in the master closet and one downstairs when family visits. We pretty much shut off the downstairs unless the kids, grandkids visit then it's fun chaos. Better the have it and not need it than need it and not have it.

 

[GDPossehl]

I'm not sure where this really lies in your floorplan, but it appears to be in a mudroom location. Do you have dogs? If so, an elevated dog washing station could be nice. Probably far from a priority now. I would love to have one in our dated laundry room next to the W/D since the plumbing is already there.

 

[chase237]

We have one dog and she gets bathed in the sink, yeah she's small.

So I've been trying to come up with a plan for a two tone paint scheme so I don't have to use all the tin in the garage. The bottom of the walls in the carriage house will just be paint. I thought I'd try to lay some down in the main garage but just the front half since there's plenty of natural breaks.
Anyway, got the bottom of one wall painted and used my small stack of license plates to break em up. Also got some stuff up on the wall. Feeling like I'm making slow progress.

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[chase237]

Again, not garage related but some of the torment we've tackled.
The wood floors. They had to spend some serious $$$ on the floors, rough cut hickory and a walnut foyer. The floors were hammered. It really was a shame, we love the rough cut look but it was not salvageable. We had several people come out and give us an idea on how to make it all look good. The floors were filthy. We talked about deep cleaning, refinishing, etc. So many areas were so worn that deep cleaning wouldn't work since the finish was gone. Refinish wouldn't work since it was so filthy. Remedy we chose was sand down to flat. Even though a radical approach, we love it.
We started with this.

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And finished with this.

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Before the floors were refinished I took out all the baseboards so the finished product would look more OEM. A lot of the baseboards were torn up anyway so not a lot of debate.

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[chase237]

While on the subject of floors, the kitchen was also an ordeal. Again I wanted to best OEM finished product. The kitchen has an island that I wanted to move before the floor guys started.
In addition to that there was some water damage from a 2nd dishwasher and some of the cabinetry had to go.

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With everything out of the way the guys had a lot more room to work and the results were worth it. IMO

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[GDPossehl]

YES, definitely worth all the effort to move that island. Looks great and will be seamless when back in place.

 

[chase237]

Well we have a little progress outside. The steps are poured and the pier cap for the post is in. Mon I'll set the post and finally take down the shoring. Then the next step is the drain and trying to find enough slope to flow.

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Also made a little progress in the garage. Got the old school lights hung. I've liked them since I found them. They're rated for up to 200 watts so I may have to upgrade for max lighting. I'm also getting around to hanging some of the stuff up on the walls (slowly). I have stuff scattered everywhere so when I find it I'll try to figure out where to put it.

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I also made progress on the paint and trim in the garage. Got some tin layed in place and the more I get up the more my wife is eyeballing my inventory. I have to move along before she comes up with her own plans inside.
Unfortunately I'm going to run into some drywall repair where I took down some walls so I'm close to a roadblock.

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[GRN96WS6]

Wow, great place

 

[GDPossehl]

Also made a little progress in the garage. Got the old school lights hung. I've liked them since I found them. They're rated for up to 200 watts so I may have to upgrade for max lighting.

I would suggest sticking some LED 75W replacements in there. They'll be a total near 25 watts and I doubt you could want more light.

I have a pair in the ceiling of the columned two story front porch you see in my avatar and they are bright.

 

[chase237]

I've considered the LED's, right now I have 100w incandescents. I'll pick up some LED's on my next trip to HD. Lighting is a high priority, just don't have a plan yet. I've put a couple of the 4ft led fixtures from Costco in the carraige house and they do provide some good light I just don't like the cords. I'll figure something out eventually.
Thanks for the suggestion.

 

[cosp600rr]

Nice place. ***** you have to fix so much but looks like you are going to take care of all the issues. My OCD wants to come a turn all these screws straight up and down... I think I have developed a twitch....

 

[chase237]

Holy cow where has the time gone? I've been busy with life but have made a little progress. Had to go out of town for a couple weeks, then I had to bird-dog the concrete guys to make sure the drain was done properly and everything in the pour was to spec, then SWMBO (she who must be obeyed) declared that two of the bedrooms downstairs had to get done before Thanksgiving so the grandkids could be happy.
So yeah I know it's not the garage but here's where I've been spending my time when not in the garage.
First the concrete work, I am amazed how small an area these guys can navigate.

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Still have to do a little rock work and asphalt patch but the concrete finish and the drain is going to work out great.
One of the bedrooms downstairs was awful. The "decorator" thought it would be cool to run a BMX tire through some paint for accent. All the walls needed a complete sanding to blend in with the wall so it would disappear when the paint is applied.
We started with this **** on all four walls,

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Totally sanded, repaired all the divots from the monsters who occupied this room,

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Primer and Paint,

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One room done (except doors) and one to go.

 

[chase237]

On the coattails of the previous update, here is my next room to tackle. We call it the desert room, for obvious reasons. With all the sanding I have to do I've been eyeballing the Festool stuff that I've been reading about in the Festool thread and I think I'm going to bite the bullet and lay down some cash for some of the green kool-aid.

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Who doesn't want some hairy balls on the wall?

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To get back to the garage theme, I was able to get some stuff up on the wall and patch in some drywall where I took out a couple walls. I also ran some wire for a new lighting circuit since the wall was open. Just roughed in from the panel to the attic. For some goofy reason they framed in two little closets that made no sense other that it looks like somewhere to cage the dogs when they were away.

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Here's what the window sill looks like,

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[hogdoc]

Nice place, exactly what I am going to do on my garage walls as soon as I can score some old tin, but with a post and beam look above the tin. Your probably less than 20 minutes from me too...Kuna.

 

[chase237]

Kuna? Well small world isn't it.

If I have some tin left and no plans for it I'll let you know.

 

[hogdoc]

Kuna? Well small world isn't it.

If I have some tin left and no plans for it I'll let you know.

Find so many locals on the world wide Web don't ya? That would be awesome