Garage addition?

[REXAMUS]

Hi!

I posted a similar topic a little over a year ago but had a few more questions and figured a newer thread would get more attention.

We have our second kid due to make an appearance in the beginning of 2016 and need more room at our house. Right now we only have a single car garage that is not currently used for anything automotive related which I would like to change.

The current single car garage is on the left side of the house beside the kitchen. Ideally, we would like an attached garage so that you can get out of the car and walk in the house without worrying about the weather or something crazy like zombies attacking.

Overall goals: More living space and at minimum a two car garage that you can actually park cars in and not be cramped.

Current ideas...

1) Make the current single car garage into a two car garage by adding on to the side of the house. Frame out a second story addition above both the new section of the garage and the old. This would give approximately 800-900 square feet of living space.

2) Convert current garage into new bedroom w/ bathroom. Build a garage that is set back from the front of the house on the left side where the current garage is. Being setback would allow an entryway to be made to the rear of the house where the kitchen is.

3) ?????????????

We aren't worried about the possibility of loud noises coming from the garage due to any projects in the future. Obviously the second option would be the better choice to reduce noise heard in the rest of the house though.

Currently trying to pay the house off in the next 4-5 years so trying to keep costs down to avoid having a setback in that goal. I will hopefully be DIYing some of the easier tasks but paying someone else to do things like concrete work.

p.s. ignore the weeds

http://i.imgur.com/VVaPH65.jpg

http://i.imgur.com/kFdqncE.jpg

 

[Cyberbear]

It looks like you have plenty of space to build whatever you can afford. I'd consider a larger garage for sure with possible additional space in the future. Another good feature would be a privacy fence with automatic closing gate for more security against those ever present zombies. Trouble always seems to strike the unprepared.

 

[poteau]

Save up and do it however you like. Depending on the work you are planning to do. Just make it as big as you can afford. with that amount of land, did you consider building yourself a detached? And convert all the attached garage currently into living space.

 

[NUTTSGT]

You appear to have a rural setting. Where is your well and septic system ? Avoid those areas.

I'd consider making the current garage space a new bedroom, possibly a master bedroom. I'd add a larger garage on to that side of the home. If you attach it, you may be able to gain some extra master space when doing so. I would turn the "new future" garage 90° so it faces the drive. You could also build it with a bonus room above for family room as the kids get older to hang out with their friends.

 

[matt_i]

You mentioned adding a 2nd floor to existing garage...that might invite some complex rooflines and change the "balance" of your ranch-style home. Your post does not say where you are located in the US, but living space over a garage is generally colder than living space over a basement or living space over another living space. You can offset some of that with insulation but it would require built floor-joist trusses or oversized floor joist depth.

The disadvantage of adding to the side is that the planes of the roof will need to be matched nearly perfectly, otherwise your eye (and others) will pickup on the difference forevermore.

I like option 2 of making existing garage into living space and building a separate larger building in the back. You could also have a covered breezeway (open to sides, set on wood or metal posts) for the walk over to the house.

 

[cat-mechanic]

You appear to have a rural setting. Where is your well and septic system ? Avoid those areas.

I'd consider making the current garage space a new bedroom, possibly a master bedroom. I'd add a larger garage on to that side of the home. If you attach it, you may be able to gain some extra master space when doing so. I would turn the "new future" garage 90° so it faces the drive. You could also build it with a bonus room above for family room as the kids get older to hang out with their friends.

I like this plan. Turn the existing 1 car garage into your dream bedroom.

I wouldn't add a second story to the existing house. Too much reengineering to get it right. Add the 2 car garage to the side and a bonus room above that if you want.

I assume, the existing 1 car garage is used for storage? If so, build a smaller storage shed in the yard to get the stored stuff out of the work, parking area.

Don't be a pack rat either. If you have stuff in there that hasn't been used in 10 years, maybe think about selling it. Unless it's priceless heirloom type stuff.

 

[REXAMUS]

Are y'all saying to put it where the red or yellow box is? My wife would REALLLLY like it to be attached for the obvious reasons but I think she would be okay with a covered walkway as well. Is there much of a cost difference in attached vs detached? If I did it where the red box is it would only be attached on half of the existing wall and the rest would go towards the back yard.


Also, just built a 10x12 shed with a 10x12 lean-to so I'm working on getting some junk out of the garage and into the shed.

You appear to have a rural setting. Where is your well and septic system ? Avoid those areas.

I'd consider making the current garage space a new bedroom, possibly a master bedroom. I'd add a larger garage on to that side of the home. If you attach it, you may be able to gain some extra master space when doing so. I would turn the "new future" garage 90° so it faces the drive. You could also build it with a bonus room above for family room as the kids get older to hang out with their friends.

I like this plan. Turn the existing 1 car garage into your dream bedroom.

I wouldn't add a second story to the existing house. Too much reengineering to get it right. Add the 2 car garage to the side and a bonus room above that if you want.

I assume, the existing 1 car garage is used for storage? If so, build a smaller storage shed in the yard to get the stored stuff out of the work, parking area.

Don't be a pack rat either. If you have stuff in there that hasn't been used in 10 years, maybe think about selling it. Unless it's priceless heirloom type stuff.

 

[NUTTSGT]

Yes in that location, something like this basic idea. You'd have to figure out all the details and not to scale. . . . well in typical GJ fashion

 

[mrvm]

Yes in that location, something like this basic idea. You'd have to figure out all the details and not to scale. . . . well in typical GJ fashion

Wow I really like this arrangement! I'm going to have to post this as my dream home......man cave larger than man home

 

[j p smith]

What is the floor plan of the house

 

[bmes1982]

Attached is more expensive because of concrete footings under the slab. But it's so much nicer on a rainy or cold day to never have to deal with the elements and just pull in the attached garage and go straight in the house


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[REXAMUS]

What is the floor plan of the house

Here it is.

Yes in that location, something like this basic idea. You'd have to figure out all the details and not to scale. . . . well in typical GJ fashion

I would LOVE to have a garage that big but I think my wife would kill me!!

 

[wasfast]

Depends on what you call significant regarding detached VS attached. The main difference is the extra surfaces. Worst case with an attached is you're adding 3 exterior surfaces. With a detached, it's 4 surfaces. That extra wall is usually the long wall also so there's more studs, insulation, exterior sheathing, siding, windows, gutters, etc. You also have some potential additional landscaping for that side and then there's the connecting walkway and slightly more driveway.

 

[kaymccampbell]

You have 3 bedrooms and an office and only 2 kids. What's the problem?
Pay the house off and then monkey with it.

 

[HoosierMark]

If you convert the existing garage to living space you will have a split bedroom floor plan which people like. I have appraised property for 25+ years and find the biggest problem is the floor plan when people add additions on. The house is designed based upon the overall size and traffic flow. When you starting adding more things to it you change this and typically not in a good way. For example you make the house a four bedroom but the kitchen/living room etc are designed more for a small family's daily usage. Point is if you really want more space consider moving, it probably will be better in the long run. Also if you are set on adding on, talk to the people in the area who do this for a living and get their opinions as to what works from traffic flow, whats popular and cost wise as well as what your options are based upon your lot and placement of house and buildings.

 

[REXAMUS]

You have 3 bedrooms and an office and only 2 kids. What's the problem?
Pay the house off and then monkey with it.

Problem being that there will be no spare bedroom which is what gets used to store all of my work stuff as well as a place for family members when they come to town. They are normally in town to help take care of my daughter so definitely gotta have somewhere for them to sleep. Unfortunately the office is not able to be converted into a bedroom.

 

[NUTTSGT]

I would LOVE to have a garage that big but I think my wife would kill me!!

I just draw that up quickly with Paint. You'd ahve to adjust the size and maybe make a larger master bedroom. Use some of the added space as a master bathroom/walk in closet and give the wife a nice utlilty room/mud room. The old master can be the guest sweet.

In turn, you get a larger garage with a space upstairs for a bonus room/office space.

 

[REXAMUS]

Are there any cons to building an attached garage using pole construction? Thought maybe that would help cut down costs. Located outside Raleigh, NC if that matters.

 

[Vegaman_Dan]

If it were up to me, I'd go with a detached garage with 12-18 foot minimum sidewalls so you have plenty of room for a lift. Lots of room for storage and expansion later if needed to the new shop building. A metal building might be a good choice for cost and ease of construction.