22x22 to 22x38

[grandall4]

Updated 3/22/20. See post 12 for costs and post 13 for lessons learned

Location: Massachusetts

I’m finally moving forward with my garage project and will share updates, lesson, and learnings along the way.

History. The garage is 22x22. Built circa 1975. Block foundation. Poured slab. 2x4 construction with 2x10 rafters.

When we bought the house, there was a 16x26 greenhouse off the back. This area is also on a block foundation that matches the garage. We tore down the greenhouse when we gutted the house 4 years ago.

I’ll try to post chronological pics to get caught up to current

Front


Greenhouse after side windows were removed


Scrappers cut out the iron pipe that was used as the frame and also was used to circulate water to warm it

 

[grandall4]

Single doors became a large double. Also note that a lot of trees were removed

 

[grandall4]

The vision: enclose the former greenhouse area to match the garage walls, floor, and roofline. Open the back wall for continuous space. To get there, I need to raise the floor of the greenhouse area.

Basic plan to get the ball rolling


I had considered a 3rd bay, but this isn’t our forever home, and I didn’t want a project that could be a loser on the resale. Conventional wisdom says I’ll regret this decision, but after selling a house with upgrades that didn’t pay me back, I’m being conservative with this one.

 

[grandall4]

16 yards (22 tons) of 3/4 minus crushed concrete to raise the floor. A 4 inch pour is planned for this floor.


It was a 90* day, so I got creative with spreading in the hard to reach areas. I didn’t want fully open the back wall, I made it just big enough.


Packed most of it with a compactor, wetting as I went along, except where the mason will do some block work. Still need to set the final depth, but close enough for now.

 

[grandall4]

Here is a pick of the before and after on the house. Most of the work was on the inside. Porch was added to the front, dormer on the rear for a 3rd bathroom. This was a 6 month project where we:
gutted to the studs,
redid all plumbing, removed all copper and installed pex with a distribution manifold
Redid all electrical to current code, new service and panel, added a transfer switch for a generator
merged 2 rooms to a master suite,
Added a dormer and bathroom,
Full septic and leach field replaced
New well with variable speed/volume pump
Landscaped with irrigation
Fenced in a dog run
Etc

Not a lot to see, but happy to share more if interested

 

[BajaScout]

That is a nice looking house. It also has a very “home” feel.


Sent from my iPhone using The Garage Journal mobile app

 

[grandall4]

That “home” feel is exactly what prompted us to invest in this one.

Our last house was bigger, open, and had all the “gotta haves” from when we built it in 08. It never felt like home. When we had the chance to buy this one, we jumped on it.

 

[BajaScout]

That “home” feel is exactly what prompted us to invest in this one.

Our last house was bigger, open, and had all the “gotta haves” from when we built it in 08. It never felt like home. When we had the chance to buy this on, we jumped on it.

For sure. When I drive through neighborhoods where every house looks the same, they do not have that “home” feel.




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[grandall4]

The latest progress










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[grandall4]

From the inside

 

[couch67]

wow that is going to be a great space! thx for sharing.

 

[grandall4]

The official expense post

Drawings $125
Permit $100

16x26 slab
16 yards of crushed concrete $260
Labor to spread and pack. self
Concrete (4K, mesh, plastic) and labor $2,800

Framing (16x26) and roof materials (entire bldg) $4640
Labor $5,800

Disposal (15 yard can) for old roof $500

Drywall and insulation materials (full interior) $3200
Labor

Electrical rough materials (power and panel were there) $200
Labor

HVAC Mitsubishi 18k mini split installed net of rebates $2250

Flooring - Racedeck $2450

Siding and trim materials and labor $4300

 

[grandall4]

The official lessons and learnings post

About me: age 44M. White collar with blue collar skills and work ethic. Capable of all aspects of the project. Limited by time. I’d rather pay a professional for their unique skillset and efficiency versus taking forever doing it myself.

Budget: my internet estimate pegged the final cost around $25k. Actual is closer to $35k due to upgrades along the way. No regrets, but if trying to stick to a budget, know your limits when upgrading.

Timing: You are at the mercy of your contractors. From gathering estimates to framing took 11 months. Estimates were quick. The concrete work was completed 5 months later. The framing and roofing 6 months after that. Note: I only hired local companies owned by friends. I live on a main road, so their workmanship will be on display. I didn’t ask for any discounts, and each knew I was collecting multiple estimates. They weren’t always the low bid. I didn’t ask for rush service. I left the deadlines up to them and respected their control over having a “when it fits the schedule” project.

Communication: contractors don’t remember the specific details of your conversations and the estimate is never specific or detailed enough to capture nuances. I missed the mark with the concrete work. I wanted the 2 floors to be the same height. In my haste to fill and pack, I overfilled the base and it was packed too tight to remove, so they framed the floor up another 2 inches. Careless mistake by me. Poor decision by the concrete crew. Had I asked before filling and packing, or had the crew looked at the site before ordering a truck to arrive the next morning, my floors would be even. I’ll live with it. The floor itself is really nice. A small ramp can solve the small step up. No issues with the framing and roofing crew.

Materials: I did the legwork to estimate costs myself when establishing my budget. I was extremely detailed and priced real volumes using the Home Depot app and web/forum resources. All materials have come from high quality suppliers, not HD. So far, I’m on target for material expenses. To estimate labor, I simply doubled the material estimate ($6,000 materials would have $6,000 in labor). Along the way, I upgraded materials and added higher quality finishes in areas I originally planned to be cheap. This impacted the original budget, but was worth it.

 

[grandall4]

Insulation completed and waiting for the inspector.








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[Teach]

Howdy from Granville, MA. Your project looks great and you have done it for reasonable $. Nice work.

 

[Kevkx125]

Looks awesome, can't wait to see the final product done to your taste's.

 

[grandall4]

Fathers Day weekend update. Trim completed.







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[grandall4]

Painting is complete. Floor is down. Slowly moving everything back in.

I’ll add a flooring write up in the Flooring forum

 

[xsivsix]

It turned out amazing!!