GoBlue22
Member
Time to build! Last year the house we bought has an existing 30x36 single slope roof pole shed. Looking to have a fully finished garage for working on race cars, other cars, light fabrication work etc.
Main premise is to skin the existing structure with metal siding, concrete pad, buried utilities are easily accessed. Based on the fact I don't have a lot of spare time and I want this done sooner instead of next year - I'm going to contract out most of the construction. Below is the Scope of Work I plan on sending out to contractors. I'm going to get two prices, full scope (steps 1-11), partial scope (steps 1-7 - where I do the electrical and sub out a drywall team).
I'd love comments, feedback about the specification, layout, and sketches I have below. Thanks in advance!
CONTRACTOR SCOPE OF WORK
1. General
a. Bedford Co. Permits
b. Compliance with VA building Codes
2. Site Prep / Excavation
a. Drive scraping, straightening, shaping
b. Install gravel drive
c. Install culvert up the hill
d. Install gravel parking pad area
e. Grading around garage
f. Gravel perimeter during construction to prevent red dirt splashing on siding
g. Grading to ensure storm water flow
h. U-Channel Drain at bottom of apron?
3. Framing
a. Interior walls framed in 2x6, 24 OC
b. Sufficient girts for siding attachment
c. Framing for 3 garage bay doors 9’ wide x 8’ tall
d. Single side entry door
e. 2x4 framed half bath and closet, 8’ height, flat top
f. Finished interior height 12’ minimum
g. Ceiling sufficient for drywall/insulation installation
4. Siding & Doors
a. Metal siding or other maintenance free (non-vinyl)
b. Passive ventilated attic space
c. Appropriate vapor barrier for siding system
d. Two tone design
e. Steel entry door
f. Insulated steel garage doors
g. Garage door tracks designed for high rise in lift bay
5. Rough Plumbing
a. Exterior/Interior hose bib (same location near SW corner)
b. Rough in half bath
c. Rough in shop sink
d. Small scale buried septic behind SE corner of garage
6. Buried Utilities
a. Trenched from tie-in points at upper driveway
b. Electric – 200 amp service, including breaker panel
c. Water
d. Coax Cable (Owner Supplied Material)
7. Concrete & Formwork
a. Sufficient excavation, compaction, anchoring to ensure pad stability
b. Treated lumber edges
c. Vapor barrier installed under pad
d. General concrete thickness x”
e. 4’x’4 square under lift legs min 4.5” thick and 3000 psi
f. Embedded forms for under-lift lighting (Owner Supplied)
g. Smooth finished interior surface, sufficient for epoxy coating application
h. No sealant to be applied to indoor concrete
i. Concrete floor to be protected from red dirt, staining, or other construction materials immediately after completion, prior to epoxy coating being applied
j. Apron in front of garage and concrete pad at entry door
8. Rough Electrical
a. 230V circuit for welding machine - outlet
b. 120V or 220V for baseboard heat in bath (low wattage)
c. 220V circuit for electric shop heater
d. 120V or 220V circuit for small point of use tankless water heater
e. 230V air compressor hard wired to wall
f. 230V hard wired for lift (ceiling)
g. Overhead ceiling fluorescent lights
h. 120v wall outlets
i. Min 2 120V outlets in ceiling for retractable power cords
j. Outlets near garage doors for future electric door openers
k. Exterior outlet (2)
l. Exterior lighting (two front corners west side, one mid north side)
m. Speaker wiring? (Owner Supplied)
n. Security system wiring? (Owner Supplied)
9. Insulation
a. Faced R-19 Batts in walls
b. Faced R-30 Batts in ceiling
10. Drywall
a. ½ gypsum drywall, primed painted in flat paint
11. Finish Electrical
a. Interior Fluorescent lights
b. Exterior lighting
c. Receptacles / Switches
Structure as it stands now, before some trees get removed.
Layout design made using floorplanner.com
Two tone metal siding inspiration
Garage doors will be run to the ceiling
Main premise is to skin the existing structure with metal siding, concrete pad, buried utilities are easily accessed. Based on the fact I don't have a lot of spare time and I want this done sooner instead of next year - I'm going to contract out most of the construction. Below is the Scope of Work I plan on sending out to contractors. I'm going to get two prices, full scope (steps 1-11), partial scope (steps 1-7 - where I do the electrical and sub out a drywall team).
I'd love comments, feedback about the specification, layout, and sketches I have below. Thanks in advance!
CONTRACTOR SCOPE OF WORK
1. General
a. Bedford Co. Permits
b. Compliance with VA building Codes
2. Site Prep / Excavation
a. Drive scraping, straightening, shaping
b. Install gravel drive
c. Install culvert up the hill
d. Install gravel parking pad area
e. Grading around garage
f. Gravel perimeter during construction to prevent red dirt splashing on siding
g. Grading to ensure storm water flow
h. U-Channel Drain at bottom of apron?
3. Framing
a. Interior walls framed in 2x6, 24 OC
b. Sufficient girts for siding attachment
c. Framing for 3 garage bay doors 9’ wide x 8’ tall
d. Single side entry door
e. 2x4 framed half bath and closet, 8’ height, flat top
f. Finished interior height 12’ minimum
g. Ceiling sufficient for drywall/insulation installation
4. Siding & Doors
a. Metal siding or other maintenance free (non-vinyl)
b. Passive ventilated attic space
c. Appropriate vapor barrier for siding system
d. Two tone design
e. Steel entry door
f. Insulated steel garage doors
g. Garage door tracks designed for high rise in lift bay
5. Rough Plumbing
a. Exterior/Interior hose bib (same location near SW corner)
b. Rough in half bath
c. Rough in shop sink
d. Small scale buried septic behind SE corner of garage
6. Buried Utilities
a. Trenched from tie-in points at upper driveway
b. Electric – 200 amp service, including breaker panel
c. Water
d. Coax Cable (Owner Supplied Material)
7. Concrete & Formwork
a. Sufficient excavation, compaction, anchoring to ensure pad stability
b. Treated lumber edges
c. Vapor barrier installed under pad
d. General concrete thickness x”
e. 4’x’4 square under lift legs min 4.5” thick and 3000 psi
f. Embedded forms for under-lift lighting (Owner Supplied)
g. Smooth finished interior surface, sufficient for epoxy coating application
h. No sealant to be applied to indoor concrete
i. Concrete floor to be protected from red dirt, staining, or other construction materials immediately after completion, prior to epoxy coating being applied
j. Apron in front of garage and concrete pad at entry door
8. Rough Electrical
a. 230V circuit for welding machine - outlet
b. 120V or 220V for baseboard heat in bath (low wattage)
c. 220V circuit for electric shop heater
d. 120V or 220V circuit for small point of use tankless water heater
e. 230V air compressor hard wired to wall
f. 230V hard wired for lift (ceiling)
g. Overhead ceiling fluorescent lights
h. 120v wall outlets
i. Min 2 120V outlets in ceiling for retractable power cords
j. Outlets near garage doors for future electric door openers
k. Exterior outlet (2)
l. Exterior lighting (two front corners west side, one mid north side)
m. Speaker wiring? (Owner Supplied)
n. Security system wiring? (Owner Supplied)
9. Insulation
a. Faced R-19 Batts in walls
b. Faced R-30 Batts in ceiling
10. Drywall
a. ½ gypsum drywall, primed painted in flat paint
11. Finish Electrical
a. Interior Fluorescent lights
b. Exterior lighting
c. Receptacles / Switches
Structure as it stands now, before some trees get removed.
Layout design made using floorplanner.com
Two tone metal siding inspiration
Garage doors will be run to the ceiling