40X50 With Living Quarters

[jjtrou2072]

First of all I appreciate the chance to pick the collective brain of the forum, I have read several build threads on here and am really impressed with the craftsmanship on this forum.

The wife and I purchased 6 acres in North Georgia with the goal of building a homestead over the next 20-30 years and I somehow managed to convince her to live in a metal shop with living quarters until the economy cools off and construction costs come down (if they ever do). I also tricked my dad, father in-law, and several friends along the way to help build this thing.

In summary the pre-engineered 40X50 building will be used as a shop/RV garage and our primary residence for the next few years. My father and I along with several good friends have spent the last year working on this project and we are nearing completion.
I posted some specs below and plan on uploading plenty of pics in subsequent posts to get the forum caught up to where we are presently.

BUILDING SPECS
40X50 - 2,000 Sq. Ft. .
40X30 - 1,200 Sq. Ft. (Shop)
40X20 - 800 Sq. Ft. (Living Quarters)
3/12 Roof Pitch
17' Eave Height
(2) 14' X 12' Doors
(1) 8' X 9' Door
(5) Windows
(3) Walk Doors

Thanks,
JT

 

[jjtrou2072]

Frame

 

[jjtrou2072]

Framing

 

[jjtrou2072]

About to board a plane, I will finish the uploading process tonight.

 

[jjtrou2072]

After some quick research and asking a few questions on here, we figured out how to install the windows and doors. In hindsight I would have framed out the steel openings with pressure treated wood and installed the windows / doors in the wood openings. As it currently stands it will be a headache if/when I have to replace a door or window inside the metal frame.

I also used windows with a nailing flange in case anyone else is looking at building something similar.

 

[jjtrou2072]

I also apologize for the sequence of the pictures, they are definitely out of order.

 

[jjtrou2072]

Next up was the roof panels, we decided on standing seam CFR panels by Nucor. By far the biggest pain was the insulation, that stuff does not want to cooperate 20' in the air.

 

[jjtrou2072]

A Few More Random Pics Before We Started Skinning the Structure

 

[jjtrou2072]

Next up = SHEET METAL
A few things we learned real quick:
1) Shavings from a metal nibbler are impossible to clean up and will definitely find their way into your boots.
2) Wainscot makes the whole process of throwing up sheet metal take twice as long.
3) Insulation is once again the most annoying part of the process. Getting a 17' roll to stay on the side of your building without tearing long enough for you to put the metal up is an art form.

 

[jjtrou2072]

Sheet Metal

 

[jjtrou2072]

More Sheet Metal

 

[jjtrou2072]

Next Up. Garage Doors:
(2) 12' Wide X 14' Tall Doors
(1) 9' Wide X 8' Tall Door

I hired out the garage doors to a local company.

 

[jjtrou2072]

Began Framing Process.
The plan is to finish the second floor in the future and access via spiral staircase so I went ahead and ponied up for engineered I-Joists to support any future load requirements.

Load Table Calculated 14" I-Joists.. I wasn't prepared for the cost of those bad boys, definitely the most expensive part of the framing.

 

[sean Buick 76]

Looking awesome!

 

[jjtrou2072]

Thanks for the feedback! I was beginning to wonder if anyone was following along.

 

[jjtrou2072]

About halfway through the process of throwing up the siding, I got tired of seeing all the dirt splashing up on the newly poured slab so we opted to go ahead and pour an apron around the building.

 

[jjtrou2072]

Back to the interior, we had some help along the way with the electrical and plumbing. The building has 200 amp service with a sub-panel in the shop.

 

[RangerSVT]

Very cool, look forward to more progress. I love the barns/shops with living quarters!

 

[tpearsall]

I'm house shopping now. Required 5+ car garage with 10' door, high ceiling and climate controlled. Place to sleep and indoor plumbing are "nice to haves"

 

[jjtrou2072]

Who needs indoor plumbing when you have trees.

 

[jjtrou2072]

At this point in the building process things got pretty crazy between the plumbing, electrical, and ductwork we made about 100 trips to Home Depot.

 

[jjtrou2072]

I decided to hire out the Drywall as I knew if I did it myself it was going to add a month to the timeline. Unfortunatley I didn't take many pics during the process.

 

[HotwheelsYJ]

Its looking great. I'm in the preliminary planning of about the same thing in SE TN. Feel free to give any hints or things you would change.

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[jjtrou2072]

I priced out having the local LP company run gas lines and set a 500gallon tank but I didn't like the price.

So we opted to run our own Black Iron system in the building and build our own manifold. I also purchased (2) 250 gallon lp tanks off of craigslist for something like $400.

There are 3 drops - 1. Future Fireplace 2. Gas Stove 3. Gas Furnace

 

[Bwprince]

Love the place! I to looked for some acreage in North Georgia, but decided to go with a much smaller lake property. Wife and I looked and found the perfect spot on Lake Lanier with room to build a 40'X50' shop. Maybe we can get together, have a beer and reflect when we're both done!

 

[Big Al 15]

I’m in the planning stages for something similar next year. Roughly 24x48 for living quarters.

How much did the drywall work set you back? I’ll probably hang it myself but ain’t no way I’m mudding it!

Place looks good, thanks for sharing!

 

[jjtrou2072]

Bwprince - I have been following your thread, your workshop looks great. I am pretty close to Lanier, I grew up in the area. I don't blame you at all for opting for a lake lot instead of acreage. In fact I tried to convince the wife on a lake lot but it ultimately came down to whether we wanted a boat or an RV, and she grew up camping so the RV won out.

 

[Bwprince]

Bwprince - I have been following your thread, your workshop looks great. I am pretty close to Lanier, I grew up in the area. I don't blame you at all for opting for a lake lot instead of acreage. In fact I tried to convince the wife on a lake lot but it ultimately came down to whether we wanted a boat or an RV, and she grew up camping so the RV won out.

Acreage and an RV or 1 acre on the lake and a boat? Decisions, decisions... glad we’re in a place in our lives where those are the kind of decisions we have to make! [emoji23]


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[jjtrou2072]

Big Al 15 - I believe the labor on the drywall was $1500 to hang and mud approximately 850 square feet including ceiling.

 

[jjtrou2072]

After the drywall guy finished up we moved onto flooring and kitchen cabinet installation.

FLOORING - I wanted something completely waterproof as we are planning on installing a pool at some point in the future and this building will eventually serve as a guest house / pool house / shop...... So I went with glue down Vinyl Plank Flooring from lumber liquidators.

 

[Big Al 15]

Big Al 15 - I believe the labor on the drywall was $1500 to hang and mud approximately 850 square feet including ceiling.

Wow that seems like a helluva bargain. I was expecting triple that.

How much you have invested in the drywall material itself?

 

[jjtrou2072]

Big Al 15 - Yeah the drywall guy was a one man show who did the work himself instead of having a crew so that helped on the cost. On the flip side it took a little longer to get it done. I believe it took about 3 weeks start to finish where a normal crew would be in and out in a few days. I didn't mind as I took this time to sit back and catch my breath.

I will have to find my invoice on the materials, I want to say it was a couple grand but I could be way off. I will let you know. My build is getting inspected and the county wanted the thicker fire rated stuff on the wall separating the living quarters from the garage.

 

[jjtrou2072]

Here are some more recent pics of the building. These pics pretty much show where we are current day however the jobsite has been cleaned and the interior doors installed.

There are still two HUGE items left before we can get the certificate of occupancy.
1. Water
2. HVAC

Tomorrow we plan on firing up the HVAC system and praying she holds. I bought the system along with a multitude of other items from my local Habitat 4 Humanity Restore, it's a Goodman 2 ton system that was supposedly brand new but was returned due to a dented cover panel during shipping. I picked up both the compressor and furnace for $400, both look like they have never been installed.

 

[NVSean]

Very nice project. I am still in the building phase for my interior of a 70x42 steel garage. Keep the photos coming!
Sean


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[Jeepfisher]

This build is very timely. We are in final drawings for a 45x48 building just like this with about 1100 sf of living space. If you don't mind me asking, what was the price variance between stick and metal building? You don't have to divulge your business but just a little curious.

Also, what is your gable height?

Thanks and nice build

 

[jjtrou2072]

NVSean - Thanks for the feedback, this 40X50 building has been quite a project I couldn't imagine trying to build a 70X42 myself. However I'm sure you are going to appreciate all that space as I'm already starting to fill my building up.

 

[jjtrou2072]

Jeepfisher - I didn't do a real good job at comparing stick to metal. Here is what basically led us to building a metal building.

The wife and I originally found a couple typical stick built garage plans with an upstairs apartment, 3 bay garage, the typical garage apartment stuff. We went around and shopped the plans with a few builders and they all were unreasonable in my opinion with prices ranging from 150K - 180K. The builders kept saying it was basically like building a house, framing, plumbing, electrical, etc.

So then I started researching the metal building concept and realized I could put my walls where I wanted them (No Load Bearing) and I could incorporate an RV bay into the design, no termintes, rated for 120mph wind speed and I was sold on the concept. Especially when I found out I could buy my metal building with the standing seam roof and wainscot for right at 38K.

By far the hardest part of the project was convincing the wife....... the county thought it was a great idea, all they wanted was the stamped engineering drawings and they were good to go.

 

[jjtrou2072]

We took some time yesterday to charge the A/C system with 410 and wire the thermostat. Everything appears to be holding and I have to say that it is awesome having A/C in this Georgia heat. It is going to make finishing out the living quarters a lot more bearable.

Also the Gable Height is right around 23 feet.

 

[jjtrou2072]

It's been a while since I last updated the thread.
We received our certificate of occupancy from the county and have been living in the "Barndominium" now for about 4 months as we save to build our house on the property.

I am gearing up to start on the second floor of the living quarters and had a couple questions regarding the best method to attach framing to the underside of the purlins.

As far as I can tell I need to attach furring strips to the underside of the purlins so that either Drywall or Tongue and Groove boards can be installed to form a ceiling. Does anyone have any advice on this? I know the building's load calculations probably didn't take into account having a ceiling mounted to the underside of the purlins. What have other folks done in this situation?

I made sure to use clips and suspended lights in the Shop portion so I have been careful not to drill into any purlins yet, but I'm having a hard time figuring out how to avoid it in the living quarters.

 

[gutted72]

Can't help you with your ceiling but nice looking place. Keep up the good work.