onthefence777
Well-known member
- Joined
- Feb 19, 2012
- Messages
- 404
I have spent some serious time over the last couple of days working on my garage addition plan materials list and budget. It isn't the simplest of builds, being an L shape; but I think its definately doable. Here a screen shot of a sample floor plan:
Yes I know it will be a way tight fit if it works this way. I'm good with vehicular tetris nowadays. I am not planning for this parking to be usual while work is being done on a vehicle - more like if I am going on vacation etc. I am leaving an extra 4' behind the garage, beyond the 5 ft required setback, to allow for a driveway all the way down the side of my property, a full 120' stretch once I move some plants/take down some trees for plenty of parking. Main bay will hopefully have 16' walls, and small square of the L will be 14x17x8 for each story. If I can squeeze two cars wide parking w/climbing through window on last one, great. If not, no worries. I think the 3rd car on the left is more doable if I do center the lift anyhow. I would only hope to get my smallest car back there - a turbo 300zx 2 seater. Its my future autocross car, so I wouldn't have to tetris it in or out all that often. Again, it wouldn't break my heart if it wont fit back there, just trying to make the most out of what I do have. I could always just partition it off and make the small room a work area until I could get a small bay door that opens to the alley @ the front right fender of the truck. Either way I could definately use every bit of space possible. And most likely, there would usually only be one car on the lift, and one below. If its too much of a squeeze, and only one car wide would work, then thats how it is. Beats having this 2 post sitting useless. I am just limited to 19' wide because of setbacks and a variance fee of $3000 that I just can't afford to ask for the 5' setback to the fence to be lifted. That and I don't want to knock down my finished small garage/office.
The man door would actually connect to the back of my existing tiny garage. Hope for a 16' wide (maybe 14' wide if required for structure strength) by 14' high bay door. No opener, at least for now. The stairs on the side of the L would be contingent on the fact that my budget will allow for the engineering of a 2nd story up there. I wonder though, even with engineering, if it is possible to have most of that entire wall open where the sides of the L meet, especially with the 2nd floor above. I expect for stub walls to be needed and a large header beam for the opening, just didn't draw those in.
So where I am at:
Verified that planning will allow for this addition, all requirements (Lot coverage, setbacks, height, etc) will all be met. No permit yet - need survey for site plan and engineering for building drawings.
Budgeting mostly accounted for/estimated, although need a few quotes yet - foundation, new attic truss quote since plan has changed a bit, bay door quoted, engineering costs added up, any special beams/structural components needed(budgeted $1000 as guess), and stucco cost (may have to do vinyl siding instead). All basic building materials priced and quantities estimated for framing, exterior, roof.
Budget: Hoped to keep under $25k. Currently looking at $25,600 on paper (will change I'm sure; key is I am in the ballpark) with a few guesstimates and NO FINISHING inside besides simple electrical, few lights, power to lift and couple outlets. Finishing with more wiring, HVAC, insulation, drywall, wish lists etc come to about $8k. I will work on that over time with any money that I have left over monthly. I just need guts now.
Survey: ~$1000 ????
Foundation ( ~15 yds + footer): ~$5500 ???? Southwest so no frostline. 6" under lift, 4" elsewhere, rebar. Plan to do all prep work leading up to pour, so hope I can bring this number down....
Clearance Pole and moving meter(Power): $1500 [Going to try to get powerco to pay if possible, but seems unlikely...]
Permits: Just over $1000
Doors including bay door: ~$2300
New electrical panel, underground to backfeed existing panel ~10ft away on house, couple lights/ outlets: $2000
Trusses: $2500
Roofing sheating/paper/shingles etc: $2000
Engineering: $1200 ???? Expect it to maybe go up for second story??? Setting up meeting for this week to discuss/estimate
Vinyl siding: $1300. Would like stucco but expect too much $$$$ at this time.
Framing Lumber: $2000
Exterior Sheathing - 19/32" OSB:$800
House Wrap: $250
CL Framing nailer: ~$150
Nails/Screws: $500 Guesstimate
Gutters: Cost unknown, sub $1k???
Only thing not in budget at all that I can think of, is the stairs because I am not at all sure what that will take. Expect help from engineer and maybe contractor help.
So, I guess I just wanted to run this all by you guys, to see if something screams out at you that I am missing, or way off on the estimate with. I am very excited to get going with this overdue project, but want to do it right the first time. I do hope to break ground ASAP to allow plenty of time to have it dried in by fall though. My budget is assuming that I will do all work except actual pour of foundation, the actual lifting of the walls and any big structural beams/etc required. I have been approved for the $25k loan, and actually even more, just don't want to have to use much more.
So, what do you guys think about my plan as it sits now?
Yes I know it will be a way tight fit if it works this way. I'm good with vehicular tetris nowadays. I am not planning for this parking to be usual while work is being done on a vehicle - more like if I am going on vacation etc. I am leaving an extra 4' behind the garage, beyond the 5 ft required setback, to allow for a driveway all the way down the side of my property, a full 120' stretch once I move some plants/take down some trees for plenty of parking. Main bay will hopefully have 16' walls, and small square of the L will be 14x17x8 for each story. If I can squeeze two cars wide parking w/climbing through window on last one, great. If not, no worries. I think the 3rd car on the left is more doable if I do center the lift anyhow. I would only hope to get my smallest car back there - a turbo 300zx 2 seater. Its my future autocross car, so I wouldn't have to tetris it in or out all that often. Again, it wouldn't break my heart if it wont fit back there, just trying to make the most out of what I do have. I could always just partition it off and make the small room a work area until I could get a small bay door that opens to the alley @ the front right fender of the truck. Either way I could definately use every bit of space possible. And most likely, there would usually only be one car on the lift, and one below. If its too much of a squeeze, and only one car wide would work, then thats how it is. Beats having this 2 post sitting useless. I am just limited to 19' wide because of setbacks and a variance fee of $3000 that I just can't afford to ask for the 5' setback to the fence to be lifted. That and I don't want to knock down my finished small garage/office.
The man door would actually connect to the back of my existing tiny garage. Hope for a 16' wide (maybe 14' wide if required for structure strength) by 14' high bay door. No opener, at least for now. The stairs on the side of the L would be contingent on the fact that my budget will allow for the engineering of a 2nd story up there. I wonder though, even with engineering, if it is possible to have most of that entire wall open where the sides of the L meet, especially with the 2nd floor above. I expect for stub walls to be needed and a large header beam for the opening, just didn't draw those in.
So where I am at:
Verified that planning will allow for this addition, all requirements (Lot coverage, setbacks, height, etc) will all be met. No permit yet - need survey for site plan and engineering for building drawings.
Budgeting mostly accounted for/estimated, although need a few quotes yet - foundation, new attic truss quote since plan has changed a bit, bay door quoted, engineering costs added up, any special beams/structural components needed(budgeted $1000 as guess), and stucco cost (may have to do vinyl siding instead). All basic building materials priced and quantities estimated for framing, exterior, roof.
Budget: Hoped to keep under $25k. Currently looking at $25,600 on paper (will change I'm sure; key is I am in the ballpark) with a few guesstimates and NO FINISHING inside besides simple electrical, few lights, power to lift and couple outlets. Finishing with more wiring, HVAC, insulation, drywall, wish lists etc come to about $8k. I will work on that over time with any money that I have left over monthly. I just need guts now.
Survey: ~$1000 ????
Foundation ( ~15 yds + footer): ~$5500 ???? Southwest so no frostline. 6" under lift, 4" elsewhere, rebar. Plan to do all prep work leading up to pour, so hope I can bring this number down....
Clearance Pole and moving meter(Power): $1500 [Going to try to get powerco to pay if possible, but seems unlikely...]
Permits: Just over $1000
Doors including bay door: ~$2300
New electrical panel, underground to backfeed existing panel ~10ft away on house, couple lights/ outlets: $2000
Trusses: $2500
Roofing sheating/paper/shingles etc: $2000
Engineering: $1200 ???? Expect it to maybe go up for second story??? Setting up meeting for this week to discuss/estimate
Vinyl siding: $1300. Would like stucco but expect too much $$$$ at this time.
Framing Lumber: $2000
Exterior Sheathing - 19/32" OSB:$800
House Wrap: $250
CL Framing nailer: ~$150
Nails/Screws: $500 Guesstimate
Gutters: Cost unknown, sub $1k???
Only thing not in budget at all that I can think of, is the stairs because I am not at all sure what that will take. Expect help from engineer and maybe contractor help.
So, I guess I just wanted to run this all by you guys, to see if something screams out at you that I am missing, or way off on the estimate with. I am very excited to get going with this overdue project, but want to do it right the first time. I do hope to break ground ASAP to allow plenty of time to have it dried in by fall though. My budget is assuming that I will do all work except actual pour of foundation, the actual lifting of the walls and any big structural beams/etc required. I have been approved for the $25k loan, and actually even more, just don't want to have to use much more.
So, what do you guys think about my plan as it sits now?
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