OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
I agree. I think I've done well for what I am getting.
I agree. I think I've done well for what I am getting.
24x44 with 3br/2ba on top
- Thread starter jeopardy98
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gfc62
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Jeopardy,
Thanks for sharing your plans, I look forward to watching your progress. You've put lots of thought into this. It's a nice luxury to build a house that closely meets your needs even within budgetary limits. I like the pee-view window. I never had one of those in any of my houses, it's more interesting than staring at the wall.
I think I know the general area where you're building. It seems like a nice quiet area but it's not too far from lots of stuff. I drive by there a couple times a year. Next time I'll wave ;^)
Folks here have made tons of suggestions, two that I really like are roughing in plumbing for a half bath on the ground floor and adding an exterior door to access a future deck on the top floor. It's worth checking the cost of these options. I doubt they'd add much.
A shop sink is great to have right away, and being able to easily add a half bath downstairs would be a plus if you decided to sell.
Even if you don't see yourself adding a large deck any time soon, a small balcony with a big door up there would make moving large items much easier. At least ask your framing contractor what it would cost to frame out the window opening in the living room to make it easy to add a sliding door or french doors in the future. You might even want to do the same for the master bedroom.
Gordon
Jeopardy,
Thanks for sharing your plans, I look forward to watching your progress. You've put lots of thought into this. It's a nice luxury to build a house that closely meets your needs even within budgetary limits. I like the pee-view window. I never had one of those in any of my houses, it's more interesting than staring at the wall.
I think I know the general area where you're building. It seems like a nice quiet area but it's not too far from lots of stuff. I drive by there a couple times a year. Next time I'll wave ;^)
Folks here have made tons of suggestions, two that I really like are roughing in plumbing for a half bath on the ground floor and adding an exterior door to access a future deck on the top floor. It's worth checking the cost of these options. I doubt they'd add much.
A shop sink is great to have right away, and being able to easily add a half bath downstairs would be a plus if you decided to sell.
Even if you don't see yourself adding a large deck any time soon, a small balcony with a big door up there would make moving large items much easier. At least ask your framing contractor what it would cost to frame out the window opening in the living room to make it easy to add a sliding door or french doors in the future. You might even want to do the same for the master bedroom.
Gordon
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cabin fever
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Looks great. Good luck with the build. I am almost 40, married with a kid, or I would be doing the exact same thing. Like you I spend the majority of my time in my garage, so my actual living space doesn't need to be huge. Stairs will **** when your old, but if its that bad, odds are likely you won't be living there any more either.
Looks great. Good luck with the build. I am almost 40, married with a kid, or I would be doing the exact same thing. Like you I spend the majority of my time in my garage, so my actual living space doesn't need to be huge. Stairs will **** when your old, but if its that bad, odds are likely you won't be living there any more either.
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Well the building permit is back. They should start clearing at the end of the week if they finish up the other jobs and then I should start seeing some progress.
The builder says this will be done and closed on by the end of August but I say there is no way. I guess we will see.
Well the building permit is back. They should start clearing at the end of the week if they finish up the other jobs and then I should start seeing some progress.
The builder says this will be done and closed on by the end of August but I say there is no way. I guess we will see.
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
So a little update. I'm supposed to be closing in a month and they just started clearing my land on Friday. We have had so much rain lately that the equipment hasn't been able to get in to clear. I guess this is just the beginning with new construction.
Anyway, here is the where the building will sit. Things should begin moving a little more quickly now. The footing is scheduled to be dug tomorrow but we shall see.
So a little update. I'm supposed to be closing in a month and they just started clearing my land on Friday. We have had so much rain lately that the equipment hasn't been able to get in to clear. I guess this is just the beginning with new construction.
Anyway, here is the where the building will sit. Things should begin moving a little more quickly now. The footing is scheduled to be dug tomorrow but we shall see.
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OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Well things are beginning to move along. I just got back from a week in Disney World with my daughter and I was hoping to see at least the footing dug and when I returned I got a nice surprise. Then my builder called me and asked if I noticed my free upgrade. I certainly had. It looks like I got a brick front instead of block. I'm very happy with my purchase price now. Hopefully things will move right along now.
The builder says the slab will be poured Monday or Tuesday and then they will start framing.
Well things are beginning to move along. I just got back from a week in Disney World with my daughter and I was hoping to see at least the footing dug and when I returned I got a nice surprise. Then my builder called me and asked if I noticed my free upgrade. I certainly had. It looks like I got a brick front instead of block. I'm very happy with my purchase price now. Hopefully things will move right along now.
The builder says the slab will be poured Monday or Tuesday and then they will start framing.
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Re: Beginning stages of 24x44 with 3br/2ba on top
Looking good OP !!
That's a lot of payback for the money, considering well & septic is included with cost of lot/building. Hope you have internet service out in the boonies !!
Good luck with rest of build, and keep the pics coming.
Looking good OP !!
That's a lot of payback for the money, considering well & septic is included with cost of lot/building. Hope you have internet service out in the boonies !!
Good luck with rest of build, and keep the pics coming.
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Thanks for the encouraging words. High speed comcast is available. That was a contingency of the land purchase!
Thanks for the encouraging words. High speed comcast is available. That was a contingency of the land purchase!
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Well the gravel was dropped today for the driveway as well as a lot of the framing materials. Trusses are sutting there too and hopefully the slab will be poured tomorrow or Wednesday and I'll take some more pictures then. I know this is a shanty compared to most of your builds but I'm pretty excited!
Well the gravel was dropped today for the driveway as well as a lot of the framing materials. Trusses are sutting there too and hopefully the slab will be poured tomorrow or Wednesday and I'll take some more pictures then. I know this is a shanty compared to most of your builds but I'm pretty excited!
gfc62
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Good to see things moving along.
Have you had time yet to think about how you want to finish the garage walls, ceiling, and floor?
It always seems like new garage starts filling up with stuff so quickly that it becomes a hassle to work around all the stuff to get the interior built out.
______
Gordon
Good to see things moving along.
Have you had time yet to think about how you want to finish the garage walls, ceiling, and floor?
It always seems like new garage starts filling up with stuff so quickly that it becomes a hassle to work around all the stuff to get the interior built out.
______
Gordon
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Code requires all walls and the ceiling to be sheetrocked because of the living space above. I think we are using r30 insulation. I will be coating the floor with rust bullet before moving anything in.
Code requires all walls and the ceiling to be sheetrocked because of the living space above. I think we are using r30 insulation. I will be coating the floor with rust bullet before moving anything in.
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Well materials are beginning to arrive and if things go well framing will begin sometime next week. Not much in the way of pictures but here is what I have so far.
Well materials are beginning to arrive and if things go well framing will begin sometime next week. Not much in the way of pictures but here is what I have so far.
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iagsxr
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
I'll be watching this.
One of my rental houses is junk and on a small, weird lot that I think would be perfect to plant something similar to what you're doing on.
I've drawn rough plans, one of my must haves is a second story balcony.
I'll be watching this.
One of my rental houses is junk and on a small, weird lot that I think would be perfect to plant something similar to what you're doing on.
I've drawn rough plans, one of my must haves is a second story balcony.
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
A small update. Floor is supposed to be poured today at 9 pending the foundation inspection. They got the backfill and grading done today. Hopefully we will be framing by the end of the week.
A small update. Floor is supposed to be poured today at 9 pending the foundation inspection. They got the backfill and grading done today. Hopefully we will be framing by the end of the week.
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OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Progress...
Progress...
iagsxr
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Floor drain?
Floor drain?
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
I guess not. It's sloped towards the door. I can't think why I would need one.
I guess not. It's sloped towards the door. I can't think why I would need one.
iagsxr
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
OK I'm dumb, does it get really cold and snow and stuff in Virginia?
I wouldn't want the water from the snow melting off my car freezing the door down. Your results may vary.
OK I'm dumb, does it get really cold and snow and stuff in Virginia?
I wouldn't want the water from the snow melting off my car freezing the door down. Your results may vary.
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
We get a few nights of low 20's and some snow but it shouldn't be an issue. My vehicle won't usually be parked in there anyway. It will be for working on cars and motorcycles and storing all my tools and toys.
We get a few nights of low 20's and some snow but it shouldn't be an issue. My vehicle won't usually be parked in there anyway. It will be for working on cars and motorcycles and storing all my tools and toys.
Radix2
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
You talked about upgrading to the truss floor joists - what were the advantages to your design? I think they are about 2x the cost of ijoists ? Was it to save on HVAC ducting/headspace?
You talked about upgrading to the truss floor joists - what were the advantages to your design? I think they are about 2x the cost of ijoists ? Was it to save on HVAC ducting/headspace?
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
They were an additional $1500. They met code for the load but I didn't ever want to worry about the floor moving under my living space. Just a piece of mind thing.
They were an additional $1500. They met code for the load but I didn't ever want to worry about the floor moving under my living space. Just a piece of mind thing.
AMCguy
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
I love this plan. I don't think I would change a thing. I do like the idea of a toilet under the stairs though. I've always wanted to have my home and shop under one roof.
This must be a very exciting time for you and your daughter.
I love this plan. I don't think I would change a thing. I do like the idea of a toilet under the stairs though. I've always wanted to have my home and shop under one roof.
This must be a very exciting time for you and your daughter.
OP
jeopardy98
Well-known member
Re: Beginning stages of 24x44 with 3br/2ba on top
Thank you! It it's very exciting and very frustrating at the same time. I don't like waiting!
OP
jeopardy98
Well-known member
I've updated your title and moved the thread to the Gallery Section.
The free upgrade of brick looks really nice. I'm just wondering if it was a screw up on the contractors part and he just threw it in as a freebie. I'm sure that took some 12" block in the footer and extra time/cost to lay the brick vs. a simple row of CMUs.
The free upgrade of brick looks really nice. I'm just wondering if it was a screw up on the contractors part and he just threw it in as a freebie. I'm sure that took some 12" block in the footer and extra time/cost to lay the brick vs. a simple row of CMUs.
OP
jeopardy98
Well-known member
Thank you sir. It wasn't a screw up. The plans called for brick but we just couldn't stretch the budget. They ended up having some left over from another build and they wanted me to have brick. The builder is a good friend and I'm pretty sure he has given up the idea of making any significant profit on this. He is really doing me a solid on this place. I think he also likes the fact that it's a totally new design for him.
OP
jeopardy98
Well-known member
I'm picking out flooring and carpeting, and siding tomorrow. Ordered my shingles today.
Holy **** I thought I was looking at some photos of my basement garage. I have the same floor joists. My span is 26.5' across. These were suppose to be the strongest type joists for preventing flex. The cheaper ibeam silent floors flex too much on distances that far. I like you wanted no walls down there.
After they set them all the framers looked at each other and said hey wait a minute there are two stories going above this. The joist engineers weren't given the plans for the second floor and told me they could not make this system work with two floors that span.
I insisted they find a way as I chose there floor joists over adding a higher poured wall, they called the next day and found a way. They tied three together under the wall areas and also doubled all the wood. So I have 2-3 boards running across on the top and bottom, which made the triangle area smaller. It works though, no duct work or plumbing hanging down.
I if you run insulation on the basement ceiling get the yellow not the pink and put it below all the mechanical stuff so all you see is the wood and yellow insulation.
Is there a sink in the garage?
Wire floor lights on all corners
Add a large light up at the top of the peak above garage door
Add an outside water faucet next the garage door, great in the winter.
Can you add a walk out door by the large garage door around the corner? Saves from opening the big door just to walk out
Get the fully insulated garage door, not the one with foam panels just sitting in a metal frame, get the one that is metal on both sides and insulation in the middle. It makes no noise while opening.
Get the quickest garage door motor since all the rooms are above, the new ones that mount on the wall are suppose to be quiet, my belt drive is still pretty loud
Wire more overhead lights than you think you need, split them on two circuits then you only turn them all on when needed. Mine is 26-40 and I have 10 lights all T8 double eight footers and would like nothing less. I also have an additional over the work bench.
After they set them all the framers looked at each other and said hey wait a minute there are two stories going above this. The joist engineers weren't given the plans for the second floor and told me they could not make this system work with two floors that span.
I insisted they find a way as I chose there floor joists over adding a higher poured wall, they called the next day and found a way. They tied three together under the wall areas and also doubled all the wood. So I have 2-3 boards running across on the top and bottom, which made the triangle area smaller. It works though, no duct work or plumbing hanging down.
I if you run insulation on the basement ceiling get the yellow not the pink and put it below all the mechanical stuff so all you see is the wood and yellow insulation.
Is there a sink in the garage?
Wire floor lights on all corners
Add a large light up at the top of the peak above garage door
Add an outside water faucet next the garage door, great in the winter.
Can you add a walk out door by the large garage door around the corner? Saves from opening the big door just to walk out
Get the fully insulated garage door, not the one with foam panels just sitting in a metal frame, get the one that is metal on both sides and insulation in the middle. It makes no noise while opening.
Get the quickest garage door motor since all the rooms are above, the new ones that mount on the wall are suppose to be quiet, my belt drive is still pretty loud
Wire more overhead lights than you think you need, split them on two circuits then you only turn them all on when needed. Mine is 26-40 and I have 10 lights all T8 double eight footers and would like nothing less. I also have an additional over the work bench.
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Two more biggies
Make sure you can turn all the flood lights on/off from each outside door of the house. You don't want to be on one floor and have to go to the other floor to turn on/off the flood lights.
Wherever your mechanical stuff, electrical box is run the largest (2.5-3") pvc pipe from the attic to the basement. You never know what you need in the future. I have used my twice already adding wires and antennas etc.
Make sure you can turn all the flood lights on/off from each outside door of the house. You don't want to be on one floor and have to go to the other floor to turn on/off the flood lights.
Wherever your mechanical stuff, electrical box is run the largest (2.5-3") pvc pipe from the attic to the basement. You never know what you need in the future. I have used my twice already adding wires and antennas etc.
OP
jeopardy98
Well-known member
Thanks for your input Kneeman. Some of that will definitely happen and some of that definitely won't just because of budget. I think I am springing for the utility sink after all though.
We are under roof finally. Things are moving along pretty well now. I went and picked out my countertops, cabinets, carpet, flooring, siding and shutters yesterday as well.
We are under roof finally. Things are moving along pretty well now. I went and picked out my countertops, cabinets, carpet, flooring, siding and shutters yesterday as well.
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jeepnatv4life
Well-known member
looking good
drivesitfar
Well-known member
Jeopardy: nice to see a plan turn into a building. I've seen it many times in my life and still enjoy it. it also looks like the ground dried up so your guys working on your place don't have to deal with mud.
do you have plans for any extra gravel so when the rains come this winter or next spring you are prepared?
good luck and hope everything keeps up at this great pace.
do you have plans for any extra gravel so when the rains come this winter or next spring you are prepared?
good luck and hope everything keeps up at this great pace.
StevetotheH
New member
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- Aug 27, 2015
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I'm surprised you didn't run into issues with the way the interior walls were dimensioned on the plans. You don't pull dimensions from one side of the wall and then the other. Looks like it is working out as you have walls up.
Wondering if you've considered recycled materials to save money. I've had good luck with framed doors, our range, light fixtures, nails, screws etc, all purchased from a reuse place locally. I recently picked up some coax cable for $0.60 per pound, bought the whole box cause it was so cheap.
Sent from my SM-N910V using Tapatalk
Wondering if you've considered recycled materials to save money. I've had good luck with framed doors, our range, light fixtures, nails, screws etc, all purchased from a reuse place locally. I recently picked up some coax cable for $0.60 per pound, bought the whole box cause it was so cheap.
Sent from my SM-N910V using Tapatalk
OP
jeopardy98
Well-known member
I appreciate it.
That gravel is just for the construction traffic and will become my base. Crush and run will be on top with a grade.
Not sure what you mean on the dimensions exactly.
I'll have to check out my local Habitat Restore. Thanks for the idea.
StevetotheH
New member
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- Aug 27, 2015
- Messages
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The dimensions are not continuous, meaning they start and stop from different locations. I see this alot from people who draw there own plans or from those just starting out. It is easier to layout walls if you are pulling a tape and can just snap lines without adding 3.5", or whatever unknown measurement your using for walls on the plans. The proper way is to pull dimensions only from one side of a wall, then to the next wall, only on one side. All other dimensions pulled from these walls will also be pulled from the same side of the wall.
Where you typically run into problems is with cabinets, tubs/showers and things of this nature, where the loss of inches matters. I guarantee that when the project is rocked, you will be missing space that you thought you had, and gain space in other areas.
If you are laying out walls, and you pull dimensions from an exterior wall on one side of the building, then you pull another wall from the other side, this is where things get really jacked up with this type of dimensioning. This is starting to feel like a thread jacking, so I digress.
I'm not trying to beat you up on the plans, I've seen stuff submitted on a napkin and make it through. You can make anything work. Kinda for future reference was the only reason I even mentioned it to begin with.
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jeopardy98
Well-known member
Good read and good info. These plans were drawn up by a professional architect, not by me. Also, I was adamant about having 3br/2ba and this was the only way we could make it work but it's very good information to have for future reference.
OP
jeopardy98
Well-known member
Stairs and windows showed up today. Hopefully they will get them in tomorrow.
