Garage with Bonus Room Checklist

[hodeld]

Hi All,

We are in the process of planning a 3-car garage (~24x36') with plans to have a developed space above the garage (which will be attached via hallway to the house).

What I am struggling with is what are the actual upgrade costs beyond a standard garage spec? ie, I don't want to pay for items that should be partially covered by the base spec garage (we had already agreed on a price for the garage, and the living space above is considered an upgrade...we get credit for any garage specs no longer applicable)

Here is what I have so for (anything more specific/technical would be greatly appreciated!)

1. Upgrade costs to move from subfloor that can't support weight to proper floor joists

2. Upgrade costs to move to attic or other storage trust

3. Upgrade costs to enhance insulation

4. New cost - subflooring

5. New costs - HVC, electrical, plumbing (if applicable)

6. Steel beam reinforcement?

Honestly, absolutely any advice is greatly appreciated as I'm trying to get informed as to what will be the true "upgrade" cost! thank you so much

 

[jetnow1]

You are basically moving the garage ceiling to the bonus room ceiling so you are adding the cost of the floor joist/subfloor walls/ doors/windows etc. Not knowing the specs for
what was to be built vs what you want means we have no idea on how to price it and not give where you are so realize that costs vary a lot between areas. The level of finish required makes a big difference as well as the increase in floor load. 24 feet can be
clear spanned with I joists, might be cheaper than a steel beam and keeps the garage open.

 

[yeldogt]

If this is in a development -- the cost will be what the cost will be. There is always a greater up charge for a change. You are not going to be able to do much about it.

It sounds like you have an estimate .... are you unhappy? Or are you trying to anticipate?

Adding a nice bonus room ... and do it properly is not cheap. Most end up being ugly and cold -- they still come in under the main $ sf.

 

[yeldogt]

If this is in a development -- the cost will be what the cost will be. There is always a greater up charge for a change. You are not going to be able to do much about it.

It sounds like you have an estimate .... are you unhappy? Or are you trying to anticipate?

Adding a nice bonus room ... and do it properly is not cheap. Most end up being ugly and cold -- they still come in under the main $ sf.

 

[kwschumm]

Your item 6, steel, isn't really a question if you have a structural engineer check your design. The engineer will tell you if steel is required, or if joists or floor trusses can hold the weight, or if posts will be required. All you have to do is tell him is what you will be placing on the bonus room floor.

 

[Dragfluid]

Just guessing, but you'll probably have to have a fire door in between the hallway and the room, being that it's part of the garage.

 

[hodeld]

Just wanted to say thank you all so far for your insights - very much appreciated

We are in pre-development (4 mo from construction) but in a bit of strange situation where we have a fixed price for 2-story garage BUT it was specced initially not to carry load. As we have read these forums, clearly it is in our best interest to develop this space. So the cost to us will be us to effectively make the second floor load bearing....i don't know if this makes sense

 

[hodeld]

Just wanted to say thank you all so far for your insights and time you have taken to respond - very much appreciated

We are in pre-development (4 mo from construction) but in a bit of strange situation where we have a fixed price for 2-story garage BUT it was specced initially not to carry load. As we have read these forums, clearly it is in our best interest to develop this space. So the cost to us will be us to effectively make the second floor load bearing....i don't know if this makes sense