Building my first garage. Questions....

[sk8louisville]

Hey everyone, semi lurker here and I have a few questions about a new garage build.

Do you need an architect to draw up plans or can you just get a generic plan online? I've heard both and honestly don't have a clue.

I'm thinking of a 25x25 with a carport off the side so it seems pretty straight forward. I'm guessing we may not need an architect to draw up plans? Is it better to do it anyways? Just to insure your build is code, etc etc? Again, I know nothing about the process.

My buddy gave me the # of a GC he trusts. Took him a week to return my call and he gave me the # of his architect, but he still hasn't called back.

Is it worth it going it alone? Getting the slab guys, frame guys, electric guys, etc. together or just pay the extra money and let the GC handle it? I was told it may take a while because dude is covered up because everyone knows he does good work.

I'd love to hear your stories about new builds, advice, etc.

 

[Onewolf]

Add your location to your profile. It will help you receive more useful replies. I don't think I would involve an architect for a 600 sq ft garage unless there are strict HOA or local government appearance regulations, but that's just me. A GC will charge you 20-30% to hire/manage subs so whether that's worth it would depend on your ability to hire and manage qualified subs.

 

[850xpeps]

Usually an architect doesn't necessarily follow your local code either. It's still on you or the gc to make sure code is met. If your not able to do it then have the gc do it. But a garage is easy peasy. If your not sure on how to structure it then that might be the issue. There are places around me that all they do is garages and it's actually pretty cheap. Maybe there is companies like that around you?

 

[ard]

My rule of thumb-

You can be a general contractor for your job if you COULD actually do all the jobs yourself. If you could do the whole build, then you are probably qualified to hire the subs to do it.

 

[DC73]

Do you need an architect to draw up plans or can you just get a generic plan online?

Depends on where you live and local building codes. I was able to draw up my own workshop using Sketchup. Printed some very basic plans on 8.5" x 11" printer paper and my contractor had no issues using them to get a building permit.

DC

 

[OldracerJones]

I did my own plans and drawings including floor plan, electrical, water and air for a 30' x 50' shop. I used a contractor to build the foundation and metal structure. I then did everything else; utilities, office, bathroom and water filter room. YouTube and the internet are great teachers.

 

[gasserdan]

A lot of houses were being built around me. So when I wanted a brick layer and a roofer I just went to a house and asked if they did side work. Hired 4 different people, did not pay them until after the job was complete and saved a bunch. I know there are a million horror stories out there but it worked great for me.

 

[rockettgpw]

You shouldn't need an architect for a garage.
Over here (Australia) we have a lot of specialist garage/workshop supply companies who will give you plans to take to your authorities after you pay your deposit. The councils are familiar with the plans and it was really only rubber stamping once I had convinced them I needed a 27' x 40' x 10' behemoth in suburbia.
You may have similar companies around you and the garage you want sounds like a fairly uncomplicated thing.
Whether or not you go with a GC or control the subs yourself is down to your available time and how much knowledge and experience you have with building. Many subs don't like to be told what to do by someone outside of their game but you can be lucky and find some happy to work with you.
Are you skilled enough to build it yourself? say, have the concrete done and then you build it up from there. There's a lot of satisfaction in saying "I built that"
Good luck, a man needs his space.

 

[MushCreek]

You don't need an architect for standard (prescriptive) building methods. That being said, you may need 'stamped' plans depending upon your local building department. 'Stamped' means an engineer has checked them over. In my area, I was able to design my own house, too- no engineers or architects involved.

While you're planning and dreaming, remember that standard building materials like plywood or OSB come in 4' widths, so 25 X 25 will have a lot of waste.

 

[sk8louisville]

Thanks for the replies everyone. I updated my profile with my location. I'm in Louisville, KY. MushCreek, I didn't think about waste. Thanks!

I'm going to draw up some plans myself and reach back out to the GC and let him know his guy never got back with me. I'll send him the plans and see what he thinks.

I'll post them here as well if you guys wouldn't mind critiquing them?

Thanks again.

 

[CraigStu]

I would go talk to the building permit people first. They are the ones you need to satisfy. So ask what they require re; plans etc. My garage builder did his own plans and they satisfied the permit people. Then at final inspection he couldn't find the engineer drawings for the trusses. A couple days delay to get them from the truss supplier. No big deal. I found the people in the office to be really helpful. The individual inspectors varied. The guy that wanted the truss drawings was unhappy because I had put 2 sheets of plywood in the center of the trusses. Are the trusses rated for storage? The guy who came back to do the final, after we got the drawings, says geez, I don't see storage, I see a catwalk so you can access the light fixtures and your wiring.

 

[matt_i]

My buddy gave me the # of a GC he trusts. Took him a week to return my call and he gave me the # of his architect, but he still hasn't called back.

Consider that a good reputation GC may be buried in work that's considerably more profitable than building a 25' x 25' garage....so...it may be quite awhile before that workload dries up.

Other than that, if you have the aptitude to design and build things, you can do this, if you are willing to put in the time to research and plan ahead. Obviously there are a million questions at the start, so making decisions and refining the path you are going to take requires an investment of time.

 

[jetnow1]

first thing to do is find out what your town/city/governing agencys will allow. It will go
a lot easier with the building dept if you have all your duckd in a row. I had to have a sign off from the electric company, the town engineer, the zoning dept., the tax dept.,
and the health dept. When I went to apply for a building permit I brought in all those
signitures done, all the building dept required was a list of sizes for my lumber,
They did not even require a drawing. Your town may be different, but find out what
is required first.

 

[sk8louisville]

Consider that a good reputation GC may be buried in work that's considerably more profitable than building a 25' x 25' garage....so...it may be quite awhile before that workload dries up.

That's what my buddy said that gave me is info. "He does good work but is slow since he's got so much work."

I've just got money burning a hole in my pocket and no garage. I'll check my local county clerk's website about zoning/permits.

 

[kelpaso1]

While you're planning and dreaming, remember that standard building materials like plywood or OSB come in 4' widths, so 25 X 25 will have a lot of waste.

Agree. 24x24 would have the least waste if any, but 24x26 or 26x28 would be nicer and not much waste.

 

[ptgarcia]

You need to define "garage."


This garage probably needs more than a sketch on 8.5"x11":

This one, probably not:

 

[MushCreek]

I designed my entire house on SketchUp, and printed it out on 8-1/2 X 11 for the building department. They were fine with that. They said that the often get (and accept) pencil sketches. In our jurisdiction, all they really want to know is how big it is for tax purposes. They had no interest in structural drawings.

 

[ptgarcia]

I designed my entire house on SketchUp, and printed it out on 8-1/2 X 11 for the building department. They were fine with that. They said that the often get (and accept) pencil sketches. In our jurisdiction, all they really want to know is how big it is for tax purposes. They had no interest in structural drawings.

Yeah, not going to happen in CA. I'm working on a SFR on a 1/2 acre lot and have a 12-sheet 24"x36" grading and drainage plan set in for plan check. That's for 1 house with pool house on a vacant lot in a gated community with supporting infrastructure (streets, water, dry utilities) completed. That's just my part. The Architect, Landcape Architect, Mechanical Engineer and Geotechnical Engineer have their own plans and reports.

On a side note, this is why professional engineers/architect shy away from small jobs like this. The amount of work required for 1 lot is really not much different from 100 lots (or more) but you can't charge a citizen building their dream garage what the work really costs.

 

[paredown]

I know that truss companies will provide stamped drawings to comply with the local permitting authority--they send them direct.

Possibly one of the garage plan companies will do so as well?

 

[James-W]

We have a really good lumber yard not too far from where I live and they have a structural engineer working for them who will draw up the plans for the garage for free, provided you buy the materials to build it from them. They will give you a decent deal on all the materials as well. The plans are guaranteed to meet, or surpass, all the local building department code requirements. I had no problems whatsoever with the detailed building plans. I suspect that you may have a similar lumber yard capable of doing the same thing near to you.

 

[RayBob58]

If your contractor has ever built a garage like you want, he probably has the plans laying around. It's a simple matter of submitting them in your name. But you should be asking these questions of the County Building Commission, or whatever entity controls and issues permits. Call them, or better yet, go visit them. They're your best resource. My County has a packet that they hand you with everything in it you need to get started.

 

[OneOfEm]

On a side note, this is why professional engineers/architect shy away from small jobs like this. The amount of work required for 1 lot is really not much different from 100 lots (or more) but you can't charge a citizen building their dream garage what the work really costs.

That's exactly what a local engineer said when I met with him. He said that he'd love to be able to be involved in a project like mine, but the numbers wouldn't make sense.

I my area (FL), any permit application has to be submitted with engineer-stamped plans. You'll need to verify your local requirements.