Carport to Garage enclosure

[VdubbG]

So we bought this house in June. first it is the garage. Hired a contractor to do this job.

Picture of the house.

Day 1



Day 2







Day 3







I have low ceiling height. There is nothing above there, so i eventually plan on putting a pull down stairs and insulating flooring above for storage.

So I have a few questions. The existing structure was sagging or sloping. I'm not sure if its because of the existing structure or because the concrete slopes to the rear of the property. So maybe the ground has settled over the years. The house was build in 81. The contractor as you can see did not add any beams should I be ok to put storage above. There is more support than there originally was, but also added weight with 2 garage doors and eventually storage.

Some pics of what is existing...Should this hold for several years without any trouble? or should i look into a lvl beam in addition to what already exists?

in the front it looks as several 2x4 stacked with a metal mesh holding them together.





in the back it looks like 2 2x10's with some sort of 2x4 on top

 

[pattenp]

What size garage door(s) are you putting in. It looks like a very large span for a door.

 

[VdubbG]

18ft in the front and 16ft in the back

 

[pattenp]

With the large door spans I'd be very careful with using the space above for any substantial storage. I'm not sure about the stacked 2X4's for the front header. If they are glued together then that might be enough support for 18'. The back door header needs to be more than two 2X10's because that's not enough for a 16' span.

Edit: I wonder if the back door header is actually four 2X10's.

 

[pattenp]

What's the size of the ceiling joist, spacing and span?

 

[VdubbG]

What's the size of the ceiling joist, spacing and span?

Not sure on the spacing. They are 2x8 and span close to 23 feet.

I do believe the 2x4 are glued.

 

[readhead]

Everything is way over span. Don't put anything in the attic. I would even be concerned with the weight of the doors when they are open.

 

[VdubbG]

I kind of figured this. I got the inspector to fail the inspection and tell the contractor to add beams above the door openings. He was concerned that it would be a lot of weight and if for some reason we get a heavy snow there could be issues. I already have attic space on the other side of the house, so I don't have to have it. Would like to, just because it is wasted space right now.

What are some recommendations?

 

[pattenp]

If the 2X8's are on 16" centers then they are at the maximum span for supporting a dry wall ceiling with no storage above.

 

[pattenp]

What are some recommendations?

Re-frame large doors to be two smaller doors. Add beam and column in center of 23' span to use attic space.

 

[captain14]

Are you planning to add a man door or windows to the outside wall. If you try to heat that space, just opening the big door to go out a while to bring the temperature back up.

Just a thought.

 

[VdubbG]

I don't really plan on heating. It does get hot here so I have a window unit for the window that was installed on the back. I tinker around on cars a little bit, but for the most part I just plan on parking cars in the garage. I am getting a concrete pad put in backyard to park the project car. Park the two cars that are driven every day in the garage.

 

[spoonsports86]

looks good hope you get the garage door situation figured out

 

[AZ Pete]

I think that pattenp has your solution.

 

[VdubbG]

This the piece that was dropped off at my house today.

 

[hemifalcon]

Where are you located???
I'm a big proponent of two doors rather than one very large door.. But--it's personal preference I suppose.. Looks like some good info above already--it's never a bad idea to question your contractor even if it's just to better understand the processes... If he's smug or unwilling to inform you--fire him.. It's your house, your property, your family, your liability--make sure you're happy with it--


Sent from my iPhone using Tapatalk

 

[VdubbG]

Located in Memphis.

I'm not sure if its all contractors or what but the few I have had contact with are bad at communicating. He is a nice guy and will go above and beyond in person to answer my questions etc. If I don't catch him at my house, he is impossible to get in touch with. I send emails and it takes him days to respond. I call and it goes to his vm. Texting seems to be the most reliable way to get in touch with him, and even that doesn't work all the time. I can't really fire him unless I want to lose $$. I have paid about 65% of the total bill. I won't pay him the rest until i'm satisfied. Im also not paying for the extra labor and materials its going to take to put these beams in. He should have put them in the first place.

 

[pattenp]

I assume the new LVL beam is for the back door opening.

 

[readhead]

Was there any written contract? Were the beams specified in the beginning? If not and you asked for them you are on the hook for the material and labor. There is fault to go all around here. Why did you pay for more that you got? Now he can walk away and it won't hurt him a bit and you are stuck holding the bag. You say he is a nice guy and you hired him for some reason. If he won't talk to you track him down and talk face to face. I was going to say hire someone else to finish and use his money but you don't have that leverage anymore.
I'm not trying to pick on you but actually making the point that there are just as many bad customers as there are bad contractors. There are lots of lessons here for consumers. The two main ones are, agree on a scope of work and don't pay for more than you have.

 

[VdubbG]

I understand. I have learned a lot through the process. There is a written contract. In it it states a beam steel plate. I am not familiar with how that is different than the lvl above.

I have paid for electrical in full and really its 95% done. I wouldn't lose much if any the way it sits. It needs the beams, lights, electrical sockets and switches, and garage door and motors installed. He has a company coming in to do the doors. If I had to I can install the lights and sockets. I have replaced all that in the house about two months ago.

 

[VdubbG]

Anyone have an idea what the cost of the beam would be of the picture on the previous page? They ended up putting a 20ft one in the front as well.

All finished up now.

 

[CNGsaves]

Wow, that turned out nice in front.

Let's see view from the back. What was the thinking of putting in huge door in back with such a small yard and no drive-thru ability to another 2 car garage out back??

 

[VdubbG]

I plan on putting a parking pad out back to park the third car out back and use for extra entertainment space when a car is not parked there. That way I can park the two cars inside the garage that we drive everyday.

 

[kelpaso1]

So we bought this house in June. first it is the garage. Hired a contractor to do this job.





Is it just me?? But that does not look like the proper way to do a header. I've always seen them upright and not laying flat like this