garage plans - where to start

[booyeah!]

newbie here... I have no idea where to start.

I want to build a garage at the house I live at and own, which is a multi-unit home. Currently I have an asphault parking pad that is about 20' x 36'. I'm planning on demoing it, having concrete poured for a 24'x36' 3 bay garage.

The garage will be sub-divided with non-load bearing walls and I will rent 2 of the units out to help pay for the financing of it until it is paid off, at which point (if I still live there) I will demo the walls and have a 3 bay garage for myself.

I laid it out according to code and it looks like it fits to me. I could even do a 2 story, if I decided that I need it to begin with and can afford it.

That is where my plans start getting a little murky.

First of all, where do folks get plans? Do you design them yourself? Do you get architects? Do you start needing it to be Engineered if its 2 stories? Realistically, I have no idea where to even begin, other than looking at the online sites which are offering stock garage plans for $500 and 1k for "customized."

The (2) definite directions that I have decided to do are:

(1) Post this and see what the collective garage expertise thinks. I know, I know... This is a different idea than most folks are going with, but I would appreciate any direction I can get here on where to start.

(2) Talk with some builders that do this all the time. I'm sure that they'll outfit me with plans, etc if I pay them. Or maybe they'll direct me to a draftsman/architect.

My Dream is free. Everything else costs blood, sweat, tears, money or time.

 

[Catadj78]

Unless you are going to do the work yourself I would suggest talking with a contractor first

 

[booyeah!]

That's a good idea and I have talking to some contractors on my "to do" list.

Realistically, I probably wont build it on my own.

As a young man I was on a framing crew and picked up most everything that is non-technical about it. With plans I could build it myself... I just don't think that I have the time. Between work and school I already don't have much time to begin with - much less the time required to build a garage.

 

[NUTTSGT]

The more you have somebody else do in the construction of the garage, the more it will cost. The longer it will take renting it out to pay for itself.

You also might to put on the top of your list, talking to your insurance agent. He might have issues with your current home owner's policy if you're renting out garage space.

 

[boomer12831]

Some lumber companies have generic plans that you can purchase and they refund your money if you buy the material from them. That is what I did and made the changes that I wanted. Talk to the local building inspector and ask him for some advice. If you get a good re-pore with him it can be very helpful to you. Take your time and ask a lot of questions. Its a great learning experience, good luck, Ed.

 

[James-W]

Some lumber companies have generic plans that you can purchase and they refund your money if you buy the material from them. That is what I did and made the changes that I wanted. Talk to the local building inspector and ask him for some advice. If you get a good re-pore with him it can be very helpful to you. Take your time and ask a lot of questions. Its a great learning experience, good luck, Ed.

Just to add to this, when I built my garage I drew up my own plans and talked with the lumber company about it. The lumber company I dealt with also designs and builds trusses. They have an engineering guy who designs exactly what you need and he knows the building code for all the local areas. As long as you buy the materials from the lumber company they don't charge for the design service they provide. It is well worth looking into.

 

[PAToyota]

First thing to do is to talk to your local building/code department to see what you need. I see a lot of people buy plans or draw something up, only to learn that they need to have them sealed by an architect or engineer or there are other regulations they need to follow.

Find out what you can do and the process to do it first.

 

[Cyberbear]

Your intended garage project can take several forms, depending on which avenue you choose. In my younger years I studied architectural drawing at a community college and worked for a home remodeling company at the same time, so making drawings wasn't a problem.
But for you I'd suggest talking with the local building dept. and see what type plans they require before having some drawn up. Usually plans for a garage are very basic and usually within the skills of the average person with your prior construction history.
Once you decide on budget and size, you then make the decision whether or not to turn the project over to a contractor or handle the details yourself as "Owner-builder."
I took the unusual path of "Ramrodding" my own job as Owner-Builder" and had a 2400 sq/ft shop built, all w/o permission from the county, and I pay no additional property taxes, which is what getting a permit is all about. Doing it this way is not for everyone, but I've done this three times and am glad I did. Just take your time and think things through before making important choices. If handled right, you'll be glad you built your new garage the right way. Don't skimp on the foundation and slab, the code is the minimum, and you only hurt yourself by cutting corners.

 

[bczygan]

First:
Your layout meets all the zoning requirements?