Above 1200 Sq/FT Eastern Washington Workshop - Building 2

[slodat]

At some point I plan to remodel the apartment when the tenants move out. For now, I’m working on this upstairs shop area.

Got the other end completely empty. Took a little extra time moving things around so they are somewhat organized. Next up is a thorough cleaning. Then re-supporting the beam on the far wall so it spans the window. I have some carpentry to do around the roll up doors. Then final clean and mask for paint. The ugly old man door and windows will get painted over. All of that gets replaced and there’s nothing gained by masking them off.

 

[slodat]

Decided the door needed to be replaced prior to paint. Rather large opening 48 x 87.



Existing framework had some rot at the bottom. Clean blank slate:




Trimmed the edge of some 2x6’s and made a 5” tall header. The lift support stand was perfect for getting it lifted up into place.



Once the outside uprights were in place I laminated additional 2x6’s to fill the gap. Solid bead of sealant and adhesive on each layer. Thick bead of sealant between block and wood.







Had about 1/4 gap in both directions. Opening was nice and square. Door slid right in. Didn’t take too much effort to get it secured and sealing up well.






Huge improvement over the existing door that was screwed shut. I’ll trim it out and finish sealing next.

 

[Finallygotit]

That should last for a very long time.

 

[mybigwarwagon]

Looks 400x better

 

[slodat]

Thanks guys! I’m really happy with how it’s turning out.

Before photo for reference.

 

[Kevkx125]

Nice work slodat !!! door looks great!!

 

[ODIS]

That is going to be a great space. How will you heat/cool that area?

 

[slodat]

There’s an older electric furnace at the other end for heat. At some point I plan to upgrade the mini split heat pumps at the shop to hyper heat models. I’ll move the existing mini splits to this space for AC.

 

[captain14]

Nice project for the door. Is that a stock 36” door? Fiberglass?

Any plans for an awning over the doorway to keep the weather off it?

 

[slodat]

It’s a 36” pre-hung door from the home center. It matches the other doors in the space. No plans for an awning at this time. Maybe at some point in the future.

 

[xtremek]

Looking pretty good.

 

[drivesitfar]

Great job installing new door!!

 

[cros13]

Great build you have going on here mate! Just read your build from start to finish.

Looking forward to seeing more progress.

Rudi.

 

[pbon]

Title changed.. Locals in town refer to it as "the old dry cleaners". I have no idea if that was an accurate description. It hasn't been a business for several decades. It has been on city utilities since it was built. Relax guys.

Definitely not a “relax, guys” concern. While working in a state attorney general’s office, I sued several current owners of old dry cleaner properties. The solvents used years ago travel in the soil into ground water on other properties. Inevitably there were spills or leaks. Sometimes the feds got involved and there were prior, parallel or subsequent cases for the same property. Typically very expensive remediation costs with liens placed on the property.

Probably in many cases, you get away with it and nothing happens. If water is public supply, that helps since wells won’t be contaminated. That is a common trigger. Another is when a commercial lender requires an environmental site assessment — could even be for a nearby property. The contaminants are found, the state or feds called, and the trouble starts.

Hopefully, you will be fine. But I would never buy a former dry cleaners. Other commercial or industrial properties can also be risky. For some, the state may have subsidized remediation programs funded by gas taxes, that cover old underground fuel storage tanks.

 

[slodat]

I still haven’t found any credible (documented) history of the building that shows it was a dry cleaner. Going back the two previous owners all I’ve found is private residence in the apartment and storage in the upstairs shop area. Guy I bought it from had it about 20 years if I recall correctly. This part of town is quite old and neglected. The two neighboring lots are literally junk yards that haven’t been touched since the 80’s I’m told. It’s a strange town with a stranger history.

 

[oldcpecdr]

THIS IS A great PROJECT.....

My 75 year old self is going to have to stay with what I have.... but yours looks REALLY nice.

I too think an awning would be a cool addition to your new exterior door....

so pick a car and do something like this....

Mike B

And congrats on the marriage, 44 years here, all in picking the right one...

 

[skully67]

Just read the whole thread.

Great transformation.

I started on your other thread awhile back, guess I better go finish that one!

 

[slodat]

Door project is done except for paint.



Next up is to re-support the center beam on the end so the window isn’t blocked.



I’ll have two of these temporary setups to support things while I rework the wall. I think it’s going to work well.

 

[xtremek]

Looking forward to seeing how this works out.

 

[slodat]

Made a second cribbing stack. Supported the ceiling with two jacks.



This worked really well. Uprights and header are glued and screwed. Large anchors into the block wall. Went well.







Need to pickup a few more anchors and this is done. Much better. Getting close to paint prep.

 

[racer-john]

Nice work, slodat. Very impressed.

 

[mybigwarwagon]

Can't wait to see how it turns out.

 

[Garageguy4]

Love the idea.

 

[PugetDude]

Steven, just got caught up on this thread. Amazing transformation.
...and congratulations to you and your new bride!

 

[gearhead1960]

Steven,
I know your other space keeps you busy. Has your "Hot Rod Garage" seen any updates or progress? Would love to see them, if so....

 

[slodat]

It's the same as it has been for a while. It will get some more attention at some point.

 

[Idle Serge]

Hello from a fellow PNW'ineer!

It's pleasing seeing projects like this. I applaud your endeavor

I know you touched on the "mud and taping" of the celling and totally understand your decision. I was recently quoted $3500 to mud/tape/finish my 18X24 garage and I couldn't bring myself to accept that figure. Not to say it's not a skilled and daunting task but I knew the majority of it was going to labor.

So I jumped on YT, watched a few vids on the art form of mud n' tape and give it a whirl...by no means was it pretty but man what a difference! On top of it all, it only cost be about 500 bucks in material (that includes sheetrock, mud, tape, some tools, APV primer and paint). Downside, it did take me several days to complete as I was doing it after work and it's simply not a professional look but the saving made it worth it for me.

20221130_180632 by Sergio Zapien, on Flickr

2023-01-03_09-10-08 by Sergio Zapien, on Flickr

Anyhow, that was a long way of me saying, if I can do it, ANYONE can. Looking forward to more updates!

 

[slodat]

Your drywall work looks great! I would have around 3000 sq ft of drywall to mud and tape. Juice isn't worth the squeeze to me at this time. As it is, I haven't had time to work on this building in over a year.

I appreciate the words of encouragement! Thank you for checking things out and taking the time to contribute to the conversation!

 

[Idle Serge]

That's a significate amount more than what I had to do - totally understand.

I moved into my place in 2013 and really didn't touch the garage until recently; so I share the compassion for simply not being able to get things off the to-do list. Slow n steady...

 

[slodat]

Quite a lot has happened with this property since I really updated the thread. The short version.. tenants caused a fire in the bathroom Halloween of ‘21. The damage was limited to the bathroom and isn’t too bad. This catalyzed them finally moving out. They were hoarders of the worst kind. The entire property smelled of dog piss.

After the fire, I had to go through a long legal process before I actually had possession of the apartment portion. Once that happened I had an enormous, gross, stinky mess on my hands… that I wasn’t ready to deal with. I let a couple people have access to take anything they saw of value over the last long while.

And then last Saturday I found a guy not afraid of some work. He started clean up night before last. If things go like they look like they will, he will make quick work of all the dump runs.

I took these photos the other day before he started.





This was yesterday. Trailer is full, ready for the first dump run.



May not look like much progress in that photo, but any progress is huge to me. We are hauling anything that moves to the dump, recycling the little we can of course. Once that’s done, same thing for the inside.

THEN, the real cleanup can begin.. removing the awning, painting the two sides of the building the previous owner didn’t paint.. At this point I’m undecided on the basement. I’ve considered mostly gutting it, white paint and lighting to turn it into storage. Not sure yet.

Hopefully more to follow soon!

 

[mgermca]

Thanks for the update. I enjoy seeing how it's progressing.

 

[Idle Serge]

Glad to see more updates! Eager for another update.

 

[Jayman17]

Good riddance to those tenants, more storage would be nice if you need it.

 

[Ilikeike]

Cool project.

Sad to see that you had Those Kind of tenants.

 

[MadeByMiller]

While I'm sorry that you're in that situation, I've always thought that it would be really satisfying to clean up a property like that. If I was close by I'd be helping!

 

[rattle_snake]

Bummer, but looks like time to move forward.
Given your abilities & capabilities I see good things are about to happen. Good luck.

 

[gearhead1960]

Tenants moving out...that's good news. Look forward to seeing how things shape up and more on the "Hot Rods"...

 

[slodat]

Current plan is to get the trash and **** cleaned up. Take down the awning thing outside the apartment door.. Remove all their junk from inside, the carpet/flooring, clean up the bathroom where the fire was, etc to get to a base to work from. Undecided on what I'll do at that point.

I did order several cameras to install to help secure the property. I haven't had issues with the upstairs area. I'll add a couple yard lights like I have at the shop. I think and hope that will be enough to keep the riff raff away. More to follow.

Thanks for cheering me on guys. This was a long-term project from the beginning. A little at a time is what I've said the whole time I've had it.

 

[Sifan]

I feel your pain ... took me 6 months and $3000 to evict my second cousin and add on another $ 10,000 for lost rent, electric and water.
Sad our legal system errors on the side of those that know every legal dodge to avoid "free" housing and utilities.

And the mess behind was very comparable.

And he was nice enough to let all his deadbeat friends know the property was vacant and available to rent with my cellphone #

 

[slodat]

I’m not really grumpy about the tenant piece at this point. Eyes front, looking forward to cleaning it up, maybe some paint on the inside and outside, some security, and overall improving the whole thing.

With that said, it *****. I’m just not focused on that aspect anymore. It has been a lot of time.

I spent a few grand with an attorney after the fire to ensure I didn’t make any legal mistakes. Felt like money well spent. I feel your pain.