Between 705 & 1200 SQ/FT Granny's house grows a garage
- Thread starter K5/TBSS
- Start date
Workspaces between 705 and 1200 squarefeet.
Sorry, went back and read your previous posts, and you did say that!!!!
Got a lot done in the last week. They came and formed the driveway & sidewalk Wednesday & poured it all Friday morning. They said they would be here early and they didn't lie... They arrived at 4:30am, first concrete truck was 5am, and they were gone at 9:30. My parents had arrived the night before so got to watch the pour. We were all thoroughly impressed. 45 yards of concrete in 5 trucks and it was like clockwork.
Forms set. I'd never seen a guy cut "mostly" through a 2x4 to create the arc he wanted.. But they had clearly done it a time or two.
They woke me up with these!
What a light!
Setting the culvert
First truck arriving
Working with headlights. These guys were crazy.
Forms set. I'd never seen a guy cut "mostly" through a 2x4 to create the arc he wanted.. But they had clearly done it a time or two.
They woke me up with these!
What a light!
Setting the culvert
First truck arriving
Working with headlights. These guys were crazy.
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captain14
Well-known member
Did they come early to beat the heat, another job later in the day or the only delivery time available for the concrete?
I know a concrete pour is pretty much an all hands on deck for a limited timeframe after watching some YouTube videos.
How much extra was there and were you able to use it someplace?
I know a concrete pour is pretty much an all hands on deck for a limited timeframe after watching some YouTube videos.
How much extra was there and were you able to use it someplace?
It's been pretty beautiful in Northern Indiana, so no heat to worry about. I was told that there is a concrete shortage, so they weren't able to get trucks on Thursday, as was the original plan. My guess is that they had Thursday off & thus double booked themselves for Friday.
If there was extra, I was not offered any, but we did not have a place in mind that warranted any anyway - so I'm good with that.
wreckdiver1321
Well-known member
Wow! That's a hell of a driveway. That turned out great.
Thanks. The approach from the street to where the sidewalk starts is 55' x 14'. The pad in front of the garage is 39' wide (30' garage + 9' for the sidewalk) x 36' deep. The "pad" in front of the sidewalk was not originally planned (we planned on having the edge of the pad flush with the front of the garage with a truly separate sidewalk - but the concrete guy talked us into extending the day the forms were set for no additional charge... I can't say no to free concrete!
1Garageman
Well-known member
We are considering finding a house like that and doing the same thing! This really helps give us an idea of a ballpark figure on $$$
Thanks for posting all of this.
Thanks for posting all of this.
No problem. Prices are insane right now, but if you're ever curious about costs, feel free to reach out.
Final pic that my dad took of hand printing... Our 3 year old slept right through all 5 cement trucks in the yard, but he'd seen them for the garage floor.
Once we were done gawking at the concrete work.. my dad & I got to work and got all of the electrical roughed in. Not too many pics, but here's the subpanel in the garage. We will have 220 for a (future) air compressor & also for the dryer. 8 other 20 amp breakers.
I bit the bullet & hired the plumbing done. It was going to be too much to do it & electrical in one weekend with a 70 year old lol. But we did run the gas line ourselves. Inspections for this both are tomorrow. Ignore the mess..
This is for a hot/cold hose bib. There is also a dedicated 20 amp recep for my wall mounted pressure washer here. I'll probably put a Y on the hose bib so I can supply the pressure washer but also fill my car wash buckets without having to connect & reconnect. Placement isn't perfect but I'll correct it when I attached the bib.
Rough in for the washing machine & toilet.
Here is where plumbing & gas comes through the floor. There is a false wall, which I wasn't crazy about, but it will work fine. We will eventually have a "garage kitchen" with gas stove, and there will also be a hook up for my gas-ignited Weber on the back patio.
I am still trying to figure out a route for my dryer vent. I had originally planned to go straight through that false wall to the exterior, but that is right by the walk out door. Code calls for it to be more than 3' from a doorway. I think I'll end up going up & out somewhere.
Once we were done gawking at the concrete work.. my dad & I got to work and got all of the electrical roughed in. Not too many pics, but here's the subpanel in the garage. We will have 220 for a (future) air compressor & also for the dryer. 8 other 20 amp breakers.
I bit the bullet & hired the plumbing done. It was going to be too much to do it & electrical in one weekend with a 70 year old lol. But we did run the gas line ourselves. Inspections for this both are tomorrow. Ignore the mess..
This is for a hot/cold hose bib. There is also a dedicated 20 amp recep for my wall mounted pressure washer here. I'll probably put a Y on the hose bib so I can supply the pressure washer but also fill my car wash buckets without having to connect & reconnect. Placement isn't perfect but I'll correct it when I attached the bib.
Rough in for the washing machine & toilet.
Here is where plumbing & gas comes through the floor. There is a false wall, which I wasn't crazy about, but it will work fine. We will eventually have a "garage kitchen" with gas stove, and there will also be a hook up for my gas-ignited Weber on the back patio.
I am still trying to figure out a route for my dryer vent. I had originally planned to go straight through that false wall to the exterior, but that is right by the walk out door. Code calls for it to be more than 3' from a doorway. I think I'll end up going up & out somewhere.
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Well structural inspection hit a major roadblock. The sill plates on the stem wall are not pressure treated but must be. I went back and look at our the estimate for our lumber package and they were called out as pressure treated; but the pictures of our lumber arriving does not show any pressure treated lumber. I studied the actual invoice and it confirms the same...
I called the designer at the lumber yard (who put the package together) and he admitted that he had spec'd it for the bid, but somehow that note got dropped for the actual delivery.
Then the builder called me, who'd been emailed the failed report. He said that the guys called him when they were building the walls that there was no treated lumber, and the builder told them "We must not need it" and built without! I'm furious I never got a phone call, as I would have quickly called the lumber supply and we would have corrected it.
Now we're starting a finger pointing game... The inspector still owes me a call of if he'll allow a variance for this - but this may get dirty really quick.
I called the designer at the lumber yard (who put the package together) and he admitted that he had spec'd it for the bid, but somehow that note got dropped for the actual delivery.
Then the builder called me, who'd been emailed the failed report. He said that the guys called him when they were building the walls that there was no treated lumber, and the builder told them "We must not need it" and built without! I'm furious I never got a phone call, as I would have quickly called the lumber supply and we would have corrected it.
Now we're starting a finger pointing game... The inspector still owes me a call of if he'll allow a variance for this - but this may get dirty really quick.
captain14
Well-known member
Guess common sense was not on the plans?
Any idea what can be done about it now? I’d be worried about the moisture coming from below.
Does this stop all the work now?
Any idea what can be done about it now? I’d be worried about the moisture coming from below.
Does this stop all the work now?
There is layer of sill sealer against the concrete, so it is not purely wood against concrete. I'm waiting for a call back from the inspector, but he did mention you can add a copper plate (cant remember what he called it) under the sill plate to do the same thing.
He was not worried about water damage/rot, the sill sealer will handle that. He's worried about termites, which he says a copper plate would protect against.
He was not worried about water damage/rot, the sill sealer will handle that. He's worried about termites, which he says a copper plate would protect against.
Gotcha - Regardless, I bet this is beyond frustrating. Try to enjoy your three day weekend.
Boostingaz
Well-known member
How long is the variance process estimated to take?
Or can you just push for them not to approve it so the contractor will fix it. I'd be worried about a long waiting game now that you have an exposed building sitting in the elements.
Your probably not "that" far off from possible snow there at this point in the year.
Or can you just push for them not to approve it so the contractor will fix it. I'd be worried about a long waiting game now that you have an exposed building sitting in the elements.
Your probably not "that" far off from possible snow there at this point in the year.
The lumber in question is 12" up from grade (stem wall) and has a sill sealer between it & the concrete, and it covered by the sub wall & eventually brick. So i'm not too terribly concerned with the damage this would cause. If the inspector is ok with using a copper plate to protect against termites, than so am I. If he insists that the boards must be replaced, then the builder will end up cutting off the concrete studs, shimming out the untreated lumber & replacing it with treated.
If I'm missing something please speak up, but I think either of these plans would be acceptable?
If I'm missing something please speak up, but I think either of these plans would be acceptable?
Ok... Just got off the phone with the inspector. He double checked his code book, and since the stem wall is more than 8" off grade (it's about 11") there is no requirement for using pressure treated lumber as the sill plate. He did say that code requires for to treat the wood & ground with termicide... one time. So now I have to decide if I want to make the builder come do a bunch of work, argue over who pays for it, throw off the entire build schedule & piss everyone off over something that is technically to code.
The inspector nor I are worried about water ingress or damage, so it really comes down to that it "SHOULD" be a pressure treated sill plate.
I feel a bit better... But still have a come-to-Jesus meeting with the builder.
The inspector nor I are worried about water ingress or damage, so it really comes down to that it "SHOULD" be a pressure treated sill plate.
I feel a bit better... But still have a come-to-Jesus meeting with the builder.
Sill plate sounds like a frustrating situation for sure!
Are you happy with the Dewalt cordless wet/dry vacuum? I have been eyeing up that exact model, mainly because I already own some Dewalt batteries.
Well we have passed structural inspection. I've talked to several contractors & inspectors - and everyone agrees that my only main concern would be termites, and those are not prevalent in this part of the country. Even so, I will keep termicide handy & just spray the foundation & ground a couple times a year and "hopefully" not have any problems.
The boiler/hot water combi unit gets installed & i am ready for that! That will close up all the mechanicals, which means we can move on to insulation & sheet rock, which start next week.
We do have siding & trims guys out this week. The lower part of the addition will be bricked, and the gables will be lap siding (LP smart side) to match the house. We are siding the back side of the addition completely, and that was purely to save on cost.
Kind of funny that the primed siding matches the house color. We will be painting everything grey with white trim next spring.
The boiler/hot water combi unit gets installed & i am ready for that! That will close up all the mechanicals, which means we can move on to insulation & sheet rock, which start next week.
We do have siding & trims guys out this week. The lower part of the addition will be bricked, and the gables will be lap siding (LP smart side) to match the house. We are siding the back side of the addition completely, and that was purely to save on cost.
Kind of funny that the primed siding matches the house color. We will be painting everything grey with white trim next spring.
It's not bad. It definitely does not have the suction power of my 10 gal Shop Vac, but for little clean ups of wood shavings etc it is very handy.
I have a 5aH battery and it has pretty good life. Smaller batteries don't last long, but it does also have a power cord that you can use instead.
Been a while since I updated...
Fun stuff started to arrive! My brother in law will be working in the garage all weekend so the thought of doing that without college football on.... not funny.
The boiler went in on Monday. We are now on a tankless hot water system for the house, and as soon as I get the thermostat wired in, the garage floor will be heated. I am not in a rush to hook it up since it's currently 80° and we have drywall coming next week..
I also got my hot/cold water spigot plumbed in. I plan to have a Y on it - one end going to the wall mounted pressure washer & the other going to a short hose that can fill my car wash buckets below.
Foam insulation was this morning. Man I hope I got all the electrical run that I wanted to! I still have to run the wires for my garage door eyes, but those are thin enough I shouldn't have an issue.
I had to run to work for the rest of the day so I haven't seen it complete yet - but my wife has texted to say it's done and they cleaned up well. I've learned some contractors are better than others at cleaning up their own messes...
A few more odds & ends to complete this weekend before drywall comes, but we're close!
Fun stuff started to arrive! My brother in law will be working in the garage all weekend so the thought of doing that without college football on.... not funny.
The boiler went in on Monday. We are now on a tankless hot water system for the house, and as soon as I get the thermostat wired in, the garage floor will be heated. I am not in a rush to hook it up since it's currently 80° and we have drywall coming next week..
I also got my hot/cold water spigot plumbed in. I plan to have a Y on it - one end going to the wall mounted pressure washer & the other going to a short hose that can fill my car wash buckets below.
Foam insulation was this morning. Man I hope I got all the electrical run that I wanted to! I still have to run the wires for my garage door eyes, but those are thin enough I shouldn't have an issue.
I had to run to work for the rest of the day so I haven't seen it complete yet - but my wife has texted to say it's done and they cleaned up well. I've learned some contractors are better than others at cleaning up their own messes...
A few more odds & ends to complete this weekend before drywall comes, but we're close!
Got a bunch of odds & ends done this weekend. Moved the doorway from the breezeway to the house & framed in. I wasn't terribly pleased to have to do this but my wife insisted it would make flow between the two rooms so much better. Having it now moved, I have to agree & am glad we did it.
This was before :
And after :
Got the garage door wiring done, got the attic ladder mounted, got the dryer vent mounted, and started getting the exterior doors foamed in, but ran out of foam...
I have one more night (Tonight) to work before the drywallers start hanging. I have to knock these things out :
Finish foaming the doors
Mount the mirror light box in the bathroom
Mount a nail box for an outlet that was in the exterior brick... That will now be a closet. I just need to flip the breaker, rip out the old box & mount in a new one.
None of these things take much time... but all the little stuff adds up!
We will have drywall hung by Friday!
This was before :
And after :
Got the garage door wiring done, got the attic ladder mounted, got the dryer vent mounted, and started getting the exterior doors foamed in, but ran out of foam...
I have one more night (Tonight) to work before the drywallers start hanging. I have to knock these things out :
Finish foaming the doors
Mount the mirror light box in the bathroom
Mount a nail box for an outlet that was in the exterior brick... That will now be a closet. I just need to flip the breaker, rip out the old box & mount in a new one.
None of these things take much time... but all the little stuff adds up!
We will have drywall hung by Friday!
Thanks for sharing. Looks Great!
I know it's small potatoes for everything you are doing, but I love the pulldown staircase into the attic. I store all the things that I don't want to throw away because I use them every year or two, but they quickly become clutter if you store them in the primary space.
I know it's small potatoes for everything you are doing, but I love the pulldown staircase into the attic. I store all the things that I don't want to throw away because I use them every year or two, but they quickly become clutter if you store them in the primary space.
I agree. This garage will be an extension of the house with TV & bar, and also double as my detailing bay. Clutter does NOT set well with me!
jbrentd
Well-known member
The new addition is looking awesome! Love the connection to the house and the added space. Your kid(s) are going to love that huge, flat driveway when they get to the age of riding bikes.
littlebean
Well-known member
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- Mar 7, 2018
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looks really good!
being in the UK I don't get some of the terms (mudding?) taping I guess is the joins between the drywall (plasterboard here)?
being in the UK I don't get some of the terms (mudding?) taping I guess is the joins between the drywall (plasterboard here)?
captain14
Well-known member
Exactly. When I watch The Tall Carpenter and Robin Clevett on YouTube I have same issues with terms like fixings and joiners.
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Steve W.
Well-known member
Taping is obviously the tape that covers the actual joint between pieces of plasterboard. "Mud" is the compound that you slather over the tape to blend it all together.
"Mudding and taping" is simply the process of getting the plasterboard ready for paint.
.
littlebean
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ah, thanks - over here we tend to plaster over everything even after joints are taped - I assume (always iffy...) you paint straight on to the board?
littlebean
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and now back to the build - any more updates?