Thank you.
Advice needed desperately regarding garagedominium design
- Thread starter LisaJ
- Start date
Lol. Ok. I think I misunderstood what you wrote previously. I thought you meant you built inside the posts. I can envision a wall. You don’t need to post a photo of that.
jonesg
Well-known member
of course you don't.
i wonder what the contractor would say.
dcg9381
Well-known member
All his houses are pigs, meaning they're built like your typical "spec" home. But that's his money that he's risking so he can continue to do it the way that's made him a good deal of money over the last 30 years. He's one some small town awards for best looking house designs, but it is all lipstick... It's not really fancy trades or craftsmanship.so you have one and your architect/GC friend very cleverly said you have a pig?
Where he and I work together is he's taught me to design and build houses over the last 15 years. I can specify the bones and materials so I'm not building a pig. Damn sure can't tech me architecture (art) - we've tried that once, I build ugly houses, so we let him do the art.. But if I want to specify framing techniques, user zip-R panel, frame everything in 2x6, and build 1/2 of the structure underground, he'll let me do that and not mark it up. He'll let me do my own electrical, re-model a bathroom mid-stream, alter the plumbers (dumb) designs where appropriate and I trust him to charge me what he's getting charged if I make a change that impacts a trade.
I want fiberglass windows? I get to cut my own deal on that through his builder account and I pay actual cost. My deal with him is that he's no longer responsible for the windows. I'm on my own, so if I screw up a measurement or have a window leak, that's not a warranty issue.
He'll let me bury 1/2 of it underground in Texas, which is unusual, but he'll also tell me that he can build me a retaining wall and a bridge for about 1/2 of what burying it will cost...
I've had to throw off more than one of his crews and I promise I've saved his *** more than once by shutting his workers down who were doing it wrong, but it's worked out... I'm in a house (3rd one of his) that it'll be hard pull me out of. It takes us 6-12 months just to design a house and come up with a SWAG on a price.
Listen dude, I don’t know what your problem is, or if it’s just your personality to try to start
online with strangers, but this fish isn’t biting. I don’t give a flying rip if you want to pay $1000/sf for a building. Doesn’t matter to me. But I’m going to pay what I am good paying, and I didn’t really ask for your opinion on my budget. So let’s just move on. 
remember what the very first response to your thread was? ..... you're gonna git some people who will act like asses and you just need to ignore them? congratulations! you just met one of them.Listen dude, I don’t know what your problem is, or if it’s just your personality to try to start
I’m not sure why you think that’s a flex, but since you seem to be hot on giving unsolicited commentary, here’s mine to you: Find a new hobby. The one you have is not cute.
GrayFlattop
Well-known member
…
maybe you should review? I haven't given any unsolicited commentary. nor have I commented on your building in a negative manner.
So sorry. That comment wasn’t for you. It was for the person who has been harassing me since the first comment. My apologies. Definitely not directed at you.
it's okay, I knew what happened.
Yes, my greatest apologies. I replied to you below. My comment wasn’t meant to be directed at you at all. It was for the very rude person who has been nasty since the very first comment
Thank you. So sorry.
Ready.... Fire.... Aim
Okay you have taken the first shot before really having a plan.
You need a plan. Unfortunately based on what I think you want in the end you have made a fundamental error before you started. It isn't going to be impossible to recover from but it also is going to limit what the end product might be.
That first fundamental step may have gotten a semi-dry space up for a lower cost, but in the long run you will probably be spending more than if you had broke ground with a plan.
Plan your work, work your plan. Expect that you will need to redo portions of the original structure if you are going to have a 2nd floor. From the few pictures it does not appear to be ready for that to be added.
At this point I would plan that any floor plumbing is either in that second floor or is in-wall on lower level and you only have to cut into the slab in one spot to tie to sewer.
Okay you have taken the first shot before really having a plan.
You need a plan. Unfortunately based on what I think you want in the end you have made a fundamental error before you started. It isn't going to be impossible to recover from but it also is going to limit what the end product might be.
That first fundamental step may have gotten a semi-dry space up for a lower cost, but in the long run you will probably be spending more than if you had broke ground with a plan.
Plan your work, work your plan. Expect that you will need to redo portions of the original structure if you are going to have a 2nd floor. From the few pictures it does not appear to be ready for that to be added.
At this point I would plan that any floor plumbing is either in that second floor or is in-wall on lower level and you only have to cut into the slab in one spot to tie to sewer.
MileHighRover
Well-known member
- Joined
- Mar 13, 2018
- Messages
- 1,120
If you read the OPs posts I'm pretty certain that's what she thought she was getting. She's working with what she has. Should've, would've, could've. Doesn't mean much now.
lonestarky
Well-known member
Looks great. All hope is not lost. I'm jealous!
Start with locating utilities. Are you building interior walls? If not, figure out where your bathroom, kitchen, sink, slop sink, hose spigots, shower, extra water, hot water heater (go tankless if you can!) etc are going to go.
Next lay out your power. More than you think you need. Have a circuit run for two big *** fans to hang from the ceiling. Consider conduit if you're foaming.
You're not getting a wood frame building. You have a metal building. Embrace it. Paint the metal black, leave it zinc, it all looks good. Just remember if you're not having ceilings, what you do, you have to do ALL THE WAY UP. If you have no second stories that is.
Watch r&r buildings on you tube. They're one of the best in the business. They work with timber, but the concept is the same.
Unfortunately based on the placement of the windows, you don't have a way to frame those out. Because the post runs immediately adjacent to the window. Any framing material you were to attach to the post would cover a portion of the window and potentially make it impossible to remove. I think at least in those sections the metal posts are going to have to be a feature that you highlight, not cover.
Start with locating utilities. Are you building interior walls? If not, figure out where your bathroom, kitchen, sink, slop sink, hose spigots, shower, extra water, hot water heater (go tankless if you can!) etc are going to go.
Next lay out your power. More than you think you need. Have a circuit run for two big *** fans to hang from the ceiling. Consider conduit if you're foaming.
You're not getting a wood frame building. You have a metal building. Embrace it. Paint the metal black, leave it zinc, it all looks good. Just remember if you're not having ceilings, what you do, you have to do ALL THE WAY UP. If you have no second stories that is.
Watch r&r buildings on you tube. They're one of the best in the business. They work with timber, but the concept is the same.
Unfortunately based on the placement of the windows, you don't have a way to frame those out. Because the post runs immediately adjacent to the window. Any framing material you were to attach to the post would cover a portion of the window and potentially make it impossible to remove. I think at least in those sections the metal posts are going to have to be a feature that you highlight, not cover.
Yep. All plumbing is on one side on the bottom floor, and it’s in the works. Plumber lined up as soon as the temp electric is finished. He actually completed that part today. We have a solid plan now. A contractor friend is coordinating the rest, and we have figured it all out. Super excited!Ready.... Fire.... Aim
Okay you have taken the first shot before really having a plan.
You need a plan. Unfortunately based on what I think you want in the end you have made a fundamental error before you started. It isn't going to be impossible to recover from but it also is going to limit what the end product might be.
That first fundamental step may have gotten a semi-dry space up for a lower cost, but in the long run you will probably be spending more than if you had broke ground with a plan.
Plan your work, work your plan. Expect that you will need to redo portions of the original structure if you are going to have a 2nd floor. From the few pictures it does not appear to be ready for that to be added.
At this point I would plan that any floor plumbing is either in that second floor or is in-wall on lower level and you only have to cut into the slab in one spot to tie to sewer.
Thank you so much for the encouragement! I’m sorry that I’m just now seeing these comments. For whatever reason, I stopped getting notifications in my email.
We now have everything lined up, and we are on our way. I so appreciate the kind comments. CraigStu
Well-known member
Just one thing, we want updates w/ pics as you progress through this project. I can't wait to see what you do and how you do it.
Hi, everyone! It’s been a while, but we are on our way with this project! We now have the glass garage door installed; the plumbing being installed now (including digging out the concrete to add the plumbing); basic electric has been completed, and the next phase of electric is about to begin; some walls have been framed (we are adding a loft over those walls that are fully framed); the lower windows framed to make them look like they are recessed; spray foam complete; bathroom framed; and the sideways boards have been installed to attach the wood slat walls to them. (We have decided to do the upper portion of the walls with white sheet metal for some contrast). Soooo…. For all who wondered if it could be done, it can be! 
Here are my update photos for those who had an interest.
Here are my update photos for those who had an interest.Attachments
rayra
Well-known member
I hope everybody else is taking notes on this huge negative example of things NOT to do. Pouring money out the door without a cohesive plan or even planning ahead. Asking for help AFTER things are well along. Not having a clear idea of what you are paying for or how things will look. Letting contractors hold large sums on a promise of future work.
I'd suggest sitting back and making that more complete interior plan now and with a capable general contractor, to rectify the conflicts in design / lack of design to date, rather than slinging more materials and labor charges at the project out of sequence. And getting some f'n clue of what the budget is going forward, before you do things that have to be removed or torn out later.
I'd suggest sitting back and making that more complete interior plan now and with a capable general contractor, to rectify the conflicts in design / lack of design to date, rather than slinging more materials and labor charges at the project out of sequence. And getting some f'n clue of what the budget is going forward, before you do things that have to be removed or torn out later.
calm down, at least she recognized her screwup and that she needed help.
I hope everyone is taking notes on how to not act like a jackass, when you don’t know what you’re even talking about. I have a complete plan, including a full budget, AND a contractor IS doing it, so feel to sit down and shut your pie hole. Your bad attitude needs more work than my building does, so go work on that, big boy.
Thanks. (He’s an a-hole). It’s been a long time since my original post was made, and since then, every issue and question has been resolved. It wasn’t a perfect start, but I love where it’s ended up. Ya live and learn.
rayra
Well-known member
Man that's hilarious, consider the mess of those interior beams / window arrangement in your 'complete plan'. And the utter scattershot approach you yourself described and the 'keep blowing money until we are out of money'.
Completely unreal that you would now gaslight how all is in order and somehow pretend that I'm the problem for pointing it out.
Enjoy your unfolding disaster.
I’ll let my contractor know that some random big mouth on the internet thinks his interior beams are a “mess”. Nah, I won’t, because he’s been doing work for us for years, and his work is impeccable.
I’m not gaslighting anyone into anything. It’s no secret that I started this project backwards (I’m the one who shared that information), but WE ARE NOT THERE NOW, so I don’t need any commentary from someone whose sole purpose is to spread negativity to pump up his own fragile ego.
When my “disaster” is finished, I’ll be sure to post another update and tag you in it, so you can eat your heart out. Between now and then, be sure to keep sprinkling everyone with your rudeness dust and also continuing to feed that false sense of omnipotence. It’s such an attractive quality.
P.S. We have a contract with real draws on it, and there’s only one left to pay, so I know EXACTLY the cost. Now, don’t you feel ridiculous? You should.
Thank you so much!
It started out a bumpy ride, but I’ve learned SO much from it, and I think we have finally come full circle. I will know better where and how to start next time. Thanks for the encouragement! Hohn
Well-known member
As much as it's good advice to hire a GC, I find that absolutely terrifying because it seems for the most part that the only GCs available are shysters you cannot trust. The good ones are drowning in business and can't get to you for months to years.
IN other words, the only ones you want you can't get. And the only ones you can get, you don't want.
I'm really sorry you are dealing with this. If you can hire a GC and a good one, that is going to be your biggest bet. Otherwise you will have to play GC yourself, which you've probably already learned means learning just how much you didn't know and spending a lot more money than you thought you would have.
Thank you. We actually already hired a contractor since this post was originally made, and I am happy to report that we are well on our way. I posted an update yesterday at the end of this thread. So excited.
mike93lx
ALLIANCE MEMBER
Looking good. Glad you are happy with the progress.
If you click on a username, there is a super useful "ignore" button there...
If you click on a username, there is a super useful "ignore" button there...
CraigStu
Well-known member
Way to go LisaJ. In spite of one guy's opinion, I think you are doing just fine. Yep, lot's of bumps at the start but now things are looking good. I am with Conrad, we have all gotten ourselves into situations that looked bad, and wish we had known more and planned better at the start. But we can't all be super knowledgible about every subject, and everything we want to do, so we do anyway, and learn when we make mistakes. Keep bringing us updates please. BTW, a suggestion; don't even bother to reply to one guy's posts. He is not worth your time.
racecougar
Well-known member
Good job turning things around, Lisa.
Are you planning to further insulate the walls and ceiling?
Are you planning to further insulate the walls and ceiling?
Ahhhhh, I was not aware of that button! I’m going to find it now. Lol. And thanks for the nice words!
Thank you very much! I will take that advice.
It has certainly been a learning experience, and I had zero knowledge at the beginning, so I’ve just been trying to soak it all up for future reference. I appreciate the support so very much! cycle61
Well-known member
After all you’ve been through on this, the space is starting to look amazing! It can be tough to visualize a finished project when you’re standing inside an empty metal box, but it looks like you’ve got a good team putting it together with you.
We have already had the walls and ceilings spray foamed, and the plan is to cover the walls in the front half of the barn (up to about 12 feet) in barn wood, which I’m *thinking* further insulates it (?). On the back bottom half of the barn, where we will actually be using it as a garage and storage for my tractor or UTV, the walls will be covered with painted plywood (to save money). And finally, the entire upper portion of the barn all the way around will be covered in white sheet metal, including in the open loft area.
Also, I actually learned from this group about the fire safety issue with spray foam, so we are planning to paint the ceiling spray foam with black fire retardant paint, but that won’t be covered in any wood. Do you think that’s sufficient insulation for the ceiling? We live in Coastal SC, so we don’t have an issue with cold, but it does get hot and humid here.