Garage Addition on a Modular Home

[ChrisHolmz]

Sparing a bunch of details, I built a different and good sized garage onto a crest modular home. Decent house (which is greatly improved) and now 1000'+ garage.

Before pics:






Construction started on the garage the 3rd week on November 2013 with "hopes" of being finished in January:

 

[ChrisHolmz]

Replace the front and rear doors of the house with a glass door on the front and a french door on the rear:





Roof was stripped and redone to be level with the addition, siding complete, and garage doors being installed on December 9th:

 

[sean Buick 76]

Nice! It looks like it was built there from the start! What kind of toys are you working on in the garage?

 

[ChrisHolmz]

For 5 weeks the contractor and myself were flying through this project. By December 18th, the rough electric was complete, the insulation was installed, and the all the drywall was hung except for a 4' by 4' section were the power company needed to come in and move the meter. Then this winter set in, record snowfall, bitter cold temperatures, and delays...

Anyways, the power company put me off until January 31st, seemed like forever. Within 2 weeks the finish drywall was completed, it was painted ceiling white, and the finish electric was completed. The day the electric was done I installed an 80,000 BTU big maxx natural gas furnace (with recommendations I seen on this forum):

 

[ChrisHolmz]

Nice! It looks like it was built there from the start! What kind of toys are you working on in the garage?

Thanks! That's the best compliment a project like this can get. The contractor took the time to pull up the plywood on the roof and get the existing trusses level with the new ones, roof is perfectly level going across (eyeballing it from all directions).

At this point, the contractor wanted to wait out the cold, which drove me nuts, but a good call is a good call, we had very few days over the next six weeks that got above freezing. So I figured I had a heated garage some I might as well use it. Did a clutch swap, 1350 driveshaft upgrade, and a new battery mount on a tarp to my wheeler:













And my buddy installed LED rock lights on his TJ. He figured a heated garage beat out a concrete floor on a 20 degree sunday:

 

[ChrisHolmz]

On April 11th, mud finally came:

 

[tncumminsguy]

Nice TJ, and I like the 12volt guy panel. I have one of his panels in my YJ crawler

 

[ChrisHolmz]

The garage isn't quite done, but it's getting closer. On tuesday April 15th, the overhead door installer came back to put in the openers:





I stayed off the concrete working on landscaping during the week and waited until today (April 19th) to put down the floor densifier. I wanted an epoxy floor with some flakes, but I have two buddies with the same jeep hobby and epoxy floors. One guys makes all repairs instantly and the other has tire marks and scrapes everywhere in the floor. I used legacy industrial HD 39 on the floor after researching this site. His posts are very informative and the application was easy, though I used 4 gallons of the product to cover a 1092 square foot floor, about 1 gallon more than recommended but the 5 gallon pail is the same price as 3 gallons.



Powerwashing and before pics:







After pic, i'll post a couple more tomorrow, the color of the concrete is slightly darker, but that will likely lighten up overnight:

 

[ChrisHolmz]

Just realized I never posted the specs:

Ranch Crest Home on full basement - 26' x 56'
Rear garage space - 16' x 26'
Front garage space - 26' x 26'
3 service doors
front door 16' x 8'
Rear door 10' x 8'

Over the next two weeks trim, steps, and the driveway need completed, then county inspection. After that, I'm looking to outfit in the inside. I'll be on JG frequently looking for other peoples experiences with products and keeping this thread updated. Garage Journal is more addictive then jeeps; I swear I've been surfing the garage gallery 2 hours a day for the past month. Before that I surfed the flooring section and before that the heating section. I even downloaded tapatalk to view this place more often.

 

[jagwinn]

Great project and execution! That drive shaft is huge!

 

[ChrisHolmz]

The concrete is a little darker after putting down the densifier, which was an expectation after reading legacy industrial's posts

 

[jimmie jam]

Wow, very nice build/addition. Yes, it looks like its always been there and that's the best way to do it. I like to think that my addition looks like it was always there too. The floor finish interests me...is it just a clear "water based" sealer? I'll have to search it. Again, very nice result indeed.

 

[ChrisHolmz]

Nice TJ, and I like the 12volt guy panel. I have one of his panels in my YJ crawler

Just seen your from Tennessee, gotta say windrock is a good time, and it seems to go on forever.

Wow, very nice build/addition. Yes, it looks like its always been there and that's the best way to do it. I like to think that my addition looks like it was always there too. The floor finish interests me...is it just a clear "water based" sealer? I'll have to search it. Again, very nice result indeed.

Thanks. I don't know the specifics of the product, but it should resist oil staining more than cheap sealer and I don't have to deal with repairing an epoxy floor (though they look fantastic)

Spent most of today landscaping, only before pic I could find of the trees that were removed and stumps ground out:



At the end of the day, still need some soil, seed, fertilizer, and straw, hopefully get it tomorrow:

 

[jsherid1]

Great job and I like how the garage projects forward on the front elevation--that adds a lot of curb appeal. It is great to hear about a builder who takes the time to do things right.

 

[PnHmech]

Nice


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[jeepinerdeep]

Looks like it matches the house real nice.

What's not to like in this thread, garage turned out nice and there is a TJ on boggers in it.

 

[spoonsports86]

wow that is great just like said before looks like it came that way looks like plenty of room to work in

 

[ChrisHolmz]

Trim work

Thanks for the compliments! Not looking like an addition, adding curb appeal, and losing the modular home look were goals of this addition. Of course, the main goal was a large garage. Here are the pics of today's progress on the trim work:













I'm beginning to think 3 entrance doors was overboard, but in the planning stage I couldn't decide where to put one so I just figured every corner would work out well.

 

[rixtrix1]

Nice. Can't wait to see it filled up.

 

[ChrisHolmz]

Yard work

Wife made a good point yesterday, why should we get top soil when your just going to drive though the yard anyways. So I went ahead with seed, fertilizer, and straw. Also tamped down stone behind the rear doors, I'd rather have a concrete apron, but I need to conserve money for the interior cabinets which I will be ready to purchase and install in a few weeks.







Pic of trim and sill plate being painted:

 

[48RON54]

nice work! impressive!

 

[Skeetobite]

Looks great!

 

[Zeke]

You have more garage than house AND a wife? Not bad.

 

[ChrisHolmz]

You have more garage than house AND a wife? Not bad.

LOL, there's more house than garage, but not much, house is just under 1500 square ft plus a full basement and garage is just under 1100. Honestly, the house is bigger than what we actually need anyways. I should ax some spare rooms and add more garage.

More progress day, trim is all painted and steps are set up. Just a few more things to do then it's time to call in the inspector.





Left the aluminum trim around the entrance door to the kitchen. My grandfather and I bent and installed it a couple years ago. His working days are over and I can't bring myself to take it down.

 

[ChrisHolmz]

More work getting wrapped up. Steps are painted. Also, I had to replace the concrete risers on the poop tank with plastic ones and the exit "T" needs to be pvc. The damn thing passed inspection in 2005 but needed upgraded again in just a couple years, ridiculous, but the tank was already on the property when I purchased it and put the house in.

 

[ChrisHolmz]

Attic access hole being trimmed, near done:



Scored a fridge at work today for free. Ice maker was leaking so it was replaced. It's 8 years old but will make a great fridge for six-packs of be-soda. Milk, yoghurt. You can put candy bars in the freezer. Anything that you wanna keep cool.

 

[GRN96WS6]

Nice addition.

 

[miamivice]

Very nice!

 

[kerryt1]

Scored a fridge at work today for free. Ice maker was leaking so it was replaced. It's 8 years old but will make a great fridge for six-packs of be-soda. Milk, yoghurt. You can put candy bars in the freezer. Anything that you wanna keep cool.

Well played, sir. Nice garage, too.

 

[clarence wetzel]

hey chris nice job on your addition, i see your in neapolis i'm in liberty center . who was your contractor?

 

[ChrisHolmz]

Well played, sir. Nice garage, too.

Lol

hey chris nice job on your addition, i see your in neapolis i'm in liberty center . who was your contractor?

Lakeside Homes. Specifically Terry Donahue. He's really way too good for this project, my wife and I are already planning on using him and doing a nice kitchen remodel. If you want his number I can PM it too you.

 

[ChrisHolmz]

Planned on knocking a bunch out this weekend, but Saturday morning was spent at work then my pickup had other plans. Got to work on a car outside, again:



This pic describes how well this weekend went for me:



Some forward progress happened on the garage, attic access hole painted:



Doors have been painted gloss white, will hang back up tomorrow:



That damn stone pile is going to kill me:

 

[kfainf]

Excellent garage addition and nice score on the refrigerator!

 

[ChrisHolmz]

Doors installed and looking good:





First pile of stone spread in the drive way:



Next projects on the to do list are to widen the driveway all the way to the road and paint the wood frame for the garage door gloss white:





Can't wait to use it. Seems gigantic with nothing in it:

 

[ChrisHolmz]

Well, I failed inspection today. When I installed the furnace, I received directions on how to meet code with the plumbing and exhaust from the horse's mouth. Yesterday, he (the inspector) came out and failed the inspection due to the shut off valve not being within 5 feet of the unit. I put one in the basement only knowing the furnace needed a dedicated shut off valve. At least when I installed it, I put in disconnects to make changing out a bad furnace in the future an easy task. Installing the valve only took a few minutes, but I have to wait until Monday for the inspector to get back out here.

Pics of the installed valve and the big maxx 80,000 BTU garage furnace:

 

[ChrisHolmz]

I love it when a plan comes together:

 

[1/2 Cup]

Looking great, yours is a nice seamless addition to the house, well done.

 

[pitterpat]

Doors installed and looking good:





First pile of stone spread in the drive way:



Next projects on the to do list are to widen the driveway all the way to the road and paint the wood frame for the garage door gloss white:

Great job.

How much stone did you get and what size. How deep is it and how much does it cover? How much did that run you?

 

[ChrisHolmz]

Great job.

How much stone did you get and what size. How deep is it and how much does it cover? How much did that run you?

4/11's I think? The stuff that's used for road gravel. $300/20 ton delivered. Got three more coming to widen the drive. At 3" thick it covers about 20' x 40', but it packs a lot

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[ChrisHolmz]

Finally some forward progress worth posting. After four mornings of waking up and painting, the framework for the overhead garage doors is finally done:





Took this pic from the road earlier in the week, thinking about cutting down the bradford pear trees:



And finally, the inspector showed up and passed the final inspection:



Now, it's on to working on the driveway, picking out tool chests (likely HF 56"er), while maintaining the Jeep hobby. Pic from last weekend: