Looking at buying a house in Delaware that the garage was turned into another room on top of concrete slab. Looking at the attached pic, could anybody give me a clue as to how much to remove both sets of French doors (arrow)and put in a garage door. Also approx. cost to extend the garage to a 3rd bay by blowing it out towards the back yard (arrow). Not looking for exact cost (obviously) but some kind of a clue would help my decision on the house. I need the garage, not another family room.....
Extending a garage
- Thread starter mjb765
- Start date
you should state your location as prices can be very regional
Stuart in MN
Well-known member
Any estimate given for free over the Internet is worth what you paid for it...
First thing is to let us know what state or country you're in, since prices vary wildly depending on location.
First thing is to let us know what state or country you're in, since prices vary wildly depending on location.
Delaware..and I changed the orginal post...thanks
firebirdparts
Well-known member
Frame buildings are dirt cheap, and destroying things is basically free. HOWEVER. If you try to get some contractors to stop building houses to work on this, then it's going to cost a bundle, because you'll have to pay their lost opportunity. So it really just depends on how you intend to do it.
I think materials cost would be only garage doors to destroy the family room. Garage doors are too much fun to pay somebody else to install them. You can pay whatever you want to pay for garage doors, but about $600 each would suit me. Materials cost for say 10 by 24 extension could be (for me) maybe $12,000 to make it a 3 car. It may cost you 10X that in both cases. You probably will have to roof the whole garage to get it to look decent.
The Authority having Jurisdiction could throw some roadblocks in your way.
I think materials cost would be only garage doors to destroy the family room. Garage doors are too much fun to pay somebody else to install them. You can pay whatever you want to pay for garage doors, but about $600 each would suit me. Materials cost for say 10 by 24 extension could be (for me) maybe $12,000 to make it a 3 car. It may cost you 10X that in both cases. You probably will have to roof the whole garage to get it to look decent.
The Authority having Jurisdiction could throw some roadblocks in your way.
So if I am hearing this correctly the easiest would be to turn that into a garage with just doors and maybe put up an additional building instead of an extension?
I did this exact thing about 5 years ago. Added a 24x30 extension to my existing garage, but because it was tied to the house they had to pour the footing 4’ underground and build a proper frost footing (we are in ND). My contractor did a good job with the project- 2x6 construction, four high mounted windows, 7’ “lawnmower” door out the back, etc. I think it was about $40k all in- spray foamed, sheet rocked, and simple electric. I can track down some pictures if it will help with your project.
Sent from my iPhone using Tapatalk
Sent from my iPhone using Tapatalk
I appreciate the info...don't go crazy looking for pics....at least that is an idea, but I am looking at less (I hope) since yours is way larger than what I am looking at doing.
My internet guess is $30- 40k:
$5k.......3 quality garage doors with opener etc
$8k........concrete floor, footing, foundation, excavation ( assuming “existing garage” conversion has a concrete floor)
$10-15k.......tear out and build out carpentry. Material and labor
$2-3k .......electrical
$3-4k ........roofing entire garage, with tear off.and hope it matches the house
+/- at least 15%
$5k.......3 quality garage doors with opener etc
$8k........concrete floor, footing, foundation, excavation ( assuming “existing garage” conversion has a concrete floor)
$10-15k.......tear out and build out carpentry. Material and labor
$2-3k .......electrical
$3-4k ........roofing entire garage, with tear off.and hope it matches the house
+/- at least 15%
rusty1
Well-known member
...build the addition about a foot lower at the roofline to avoid complete re-roof...and it'll break up the design...
Last edited:
firebirdparts
Well-known member
Very clever!
ace10
Well-known member
$40-50 during normal times.
Don't think anybody competent will quote you today anywhere near that.
Driveway looks old and will need to be extended. Don't forget about that.
Don't think anybody competent will quote you today anywhere near that.
Driveway looks old and will need to be extended. Don't forget about that.
firebirdparts
Well-known member
Gosh, no. When I said "frame buildings are dirt cheap" I mean that is what I thought you have there. Dirt cheapness applies to part of a building even more than a whole building.
If I'm wrong about the nature of construction, you need to say something.
CombatNinja
Well-known member
- Joined
- Aug 24, 2013
- Messages
- 1,456
If you're paying someone to do all of this I think $50K is about right.
Question, if you buy that home, are you paying for that square footage? As in, was the work permitted properly, the space finished to the same standard as the rest of the home and the room conversion now included in the Gross Living Area? If so, converting it back into a garage is likely to lose you a substantial amount of money on top of the sunk cost of the build. Something to think about. Kind of looks like one of those janky, just 'good enough' garage conversions that was done half-assed and cheap so maybe it is not included in the GLA and tax assessment. You can always tell they cut corners when the driveway still goes right up to the french doors.
Question, if you buy that home, are you paying for that square footage? As in, was the work permitted properly, the space finished to the same standard as the rest of the home and the room conversion now included in the Gross Living Area? If so, converting it back into a garage is likely to lose you a substantial amount of money on top of the sunk cost of the build. Something to think about. Kind of looks like one of those janky, just 'good enough' garage conversions that was done half-assed and cheap so maybe it is not included in the GLA and tax assessment. You can always tell they cut corners when the driveway still goes right up to the french doors.
Last edited:
Just another guess..........
This house looks like it was the model home in a subdivision. The garage was the office and was never converted back to the garage space when it was sold.
Selling now a modern home in a subdivision without a garage would be a HUGE a problem. As it’s odd configuration and NOT desirable........so suspect the selling price is lower than the comps in the area ???? If it’s not discounted another $30-$50k to make it right would be a poor investment.
That said:
Just a Conversion back to garage no extension could be done in a weekend and under $5k especially if the floor was not built up with floor joists.
This house looks like it was the model home in a subdivision. The garage was the office and was never converted back to the garage space when it was sold.
Selling now a modern home in a subdivision without a garage would be a HUGE a problem. As it’s odd configuration and NOT desirable........so suspect the selling price is lower than the comps in the area ???? If it’s not discounted another $30-$50k to make it right would be a poor investment.
That said:
Just a Conversion back to garage no extension could be done in a weekend and under $5k especially if the floor was not built up with floor joists.
Last edited:
Adding a 14x28 addition to my garage, I probably have around $6-7K in materials alone. Other than family and friends help with concrete, I did it all myself, including dirt work.
You could easily triple that number for turn key.
You could easily triple that number for turn key.
Selling price is lower...it was the model home in the development years ago which is why this room is there. Not sure about the square footage being included in the living area or not. I am being told the foundation is the same as if there was a garage there. The only difference was the wall where the French doors are. There is no heat ran through the floor( which would support the concrete pad theory), but appears to have an A/C vent in the ceiling. Looking at the house this weekend which is the reason I asked this question now. In this market things sell quickly. If the rest of the house is good, a decision will need to be made.
If the header over the windows was framed for the garage door then it is very simple,
tear out windows, tear out extra wall, trim opening to size, hang garage door and install
final trim. Might have some siding replacement to do. If the carpenters just put headers
over the windows would be a bit bigger job. Best guess is they framed it as garage, then
filled in to make office space but who knows?
tear out windows, tear out extra wall, trim opening to size, hang garage door and install
final trim. Might have some siding replacement to do. If the carpenters just put headers
over the windows would be a bit bigger job. Best guess is they framed it as garage, then
filled in to make office space but who knows?
Don't expect the sellers top be fully honest with how everything is framed. You're not going to know the facts until you start pulling drywall off the interior walls, take the doors out and removal of siding.
Get more pictures this weekend will greatly help.
Get more pictures this weekend will greatly help.
If the price is lower, get a good buy in hot market .......convert existing space now, add garage space later when the remodel and building market is not over heated.
D45
Well-known member
You just want it extended to add an additional third bay?
fourbyford
Well-known member
Looking at the way the French doors are installed, and with the transom windows above, I would be very surprised if that wall was framed for garage doors and then retro-fitted for the French doors. And, if that's the case, there may be an issue with the foundation wall... the opening may need to be cut wider to accommodate a garage door(s). Its all do-able... but the amount of labor involved is hard to guess at this point.
I'll agree with others... extending the garage for a 3rd bay wouldn't be that difficult, and shouldn't be terribly expensive... depending on how busy the contractors in your area are...
And... the biggest question in my mind would be the permitting process...
...D
I'll agree with others... extending the garage for a 3rd bay wouldn't be that difficult, and shouldn't be terribly expensive... depending on how busy the contractors in your area are...
And... the biggest question in my mind would be the permitting process...
...D
CombatNinja
Well-known member
- Joined
- Aug 24, 2013
- Messages
- 1,456
You're right. I did not notice that at first glance at that tiny aerial picture. No way that has a proper header for garage door/doors in it. Unless you are in love with everything else about the house and you are not paying for that square footage and you are getting a decent deal, I would move on. You're buying at the top of an overheated housing market only to turn around and drop thousands just to put that back to a garage before you even get into the $35-50K it will take to get you a third bay and a driveway to go with it. As popular as 3-bay garages have been for the past decade, there has to be home for sale in your area that meet your criteria without all the hassle, no?
I understand about the current housing market....I am also selling a house so I will be able to take advantage of that same overheated market. Between property size, the easy HOA and the price the house is not a bad deal. It may be worse when I get there, but it is worth the trip. Other houses in ther area with side load garages are either not expandable due to patio placement, or the HOA will not allow a free standing building to be added to the property. I need to measure it, but if I can get away from adding the 3rd car, I can always add a separate free standing garage later with this HOA. Even if the header is not there, just re-doing that wall with a header and installing the garage doors would not be a deal breaker.
toolmiser
Well-known member
Not to be a contrarian, but you could also make the roof on the expansion taller than your existing. Remember this is garage Journal, it's never smaller!
That existing “garage” is framed for garage doors...........it very common for the model home to do this with the office in the garage. The potential buyer has already confirm what the past use was and why.
The odd part was that it never got converted back into garage with garage doors........essentially since those French doors are usually reused in the next subdivision model/sales office.
The odd part was that it never got converted back into garage with garage doors........essentially since those French doors are usually reused in the next subdivision model/sales office.
CombatNinja
Well-known member
- Joined
- Aug 24, 2013
- Messages
- 1,456
Okay, genius. Tell me where the header is hiding in this picture. I guess it is a 2" beam of mystery metal floating either below or above those transom windows. Probably that **** wolverine was made of--adamantium. Yeah, that's it.
CombatNinja
Well-known member
- Joined
- Aug 24, 2013
- Messages
- 1,456
Yeah, I say no header. Not enough room based on those pictures.
HOA ? I'd forget about that place.
Looking at the bigger picture, count the courses of siding from top of door to eave. Post #32.
I get 2 courses and if that's a typical double 4, it means there's about 8". Eight inches tells me it's probably a 2x8 header. That might be fine for a french door 6' wide but I sure wouldn't put a 2x8 header in for an 8 foot wide O/H door, much less a 9' wide door.
Considering this house is in an HOA, as mentioned by the OP, what's to say he will even be allowed to convert it "back" to a garage.
I get 2 courses and if that's a typical double 4, it means there's about 8". Eight inches tells me it's probably a 2x8 header. That might be fine for a french door 6' wide but I sure wouldn't put a 2x8 header in for an 8 foot wide O/H door, much less a 9' wide door.
Considering this house is in an HOA, as mentioned by the OP, what's to say he will even be allowed to convert it "back" to a garage.
Loose Nut Buster
Well-known member
I'd say check the HOA by laws for starters then try and find out how liberal the person/ community is. You know that POWER today is gospel and there are alot that seem to like it..
Just a thought
Sent from my SM-A515U using Tapatalk
Just a thought
Sent from my SM-A515U using Tapatalk
Loose Nut Buster
Well-known member
And don't forget the politics in it too!
Sent from my SM-A515U using Tapatalk
Sent from my SM-A515U using Tapatalk
65ranchero
Well-known member
I agree, that is not enough of a header in there the whole front needs to be reframed.
It doesn't look wide enough as is for 1 single door
It may be framed for 2 separate doors IDK, it must be opened up for look/ see
Are the true transom windows?
those French doors are only 6ft wide
Since this is a tract sub division housing all other must look identical what do there garages look like?
It doesn't look wide enough as is for 1 single door
It may be framed for 2 separate doors IDK, it must be opened up for look/ see
Are the true transom windows?
those French doors are only 6ft wide
Since this is a tract sub division housing all other must look identical what do there garages look like?