Between 705 & 1200 SQ/FT Granny's house grows a garage

[K5/TBSS]

Sorry for the delay. I've been burning both ends of the candle the last couple of weeks.

Drywall is done, windows are in, garage doors are on, painting (in the garage) is done, outlets & switches (except for one switch bank) are install, lights are in & TV is hung. The breezeway is primered & ceiling painted, lights are in (except for bathroom) & flooring is in. The hallway flooring will be coming back out because we don't like how it aligns with the existing flooring, so they are coming back and adding a 3/4" subfloor which will align it with the walk in door & the kitchen floor.

We are waiting on brick (still 2 weeks out) and need to get the garage trim work done, which I'll be doing myself. I had planned to have the floor epoxy-coated but funds have just gotten too tight to do it this fall. Next spring will have to be soon enough.

Black ceilings are not for the faint of heart. Rolling just left too many roll marks, so we went back and sprayed it. Ended up using 8 gallons.



My hot/cold spigot turned out nice.



We have heat! It was 30° last week, so this was nice. I have since gotten the t-stat mounted to the wall.



Outlets



My dad talked me into putting an "out of the way" switch in for an outlet that's mounted in the roof soffit. The idea is you could plug in Christmas lights here and have an easy way to turn them on/off. I will probably replace this with a timer switch.



Lights all in.



TV mounted! Too bad my wildcats gave up an early lead in this one. I think I'm going to move the fridge somewhere else, it makes this space feel cramped.

 

[K5/TBSS]

Landcaping is done! My wife was in charge of this. I just hope the brick layers don't ruin it all next month.







Exterior lights & outlets







Breezeway flooring in. This will come back up and be raised with an additional subfloor to align with the kitchen floor.





I finished the can lighting just this weekend. Nice to have permanent lighting done!

 

[andyvh1959]

IMPRESSIVE!!

"Dad, why do we need two garages?" By the time he inherits that house he will certainly understand, and appreciate your decisions made decades earlier. Very well done. Curious, given the original quote was for $177K, how much did you save taking the lead as the contractor?

 

[K5/TBSS]

I will have between 100-110k in it.

However, the $177k bid did NOT include electrical or any finishes in the garage, it would have been bare studs. My guess is to finish it would have been ~$200k.

 

[wreckdiver1321]

That's looking great! I think you've convinced me to paint my ceiling like that at some point. I kind of wanted to do it but was concerned it'd be too dark. That doesn't look bad at all and appears to be the same height as my shop ceiling. Flat black would also hide the unevenness of my plywood ceiling a bit.

Coming together in a hurry, I love it!

 

[K5/TBSS]

That's looking great! I think you've convinced me to paint my ceiling like that at some point. I kind of wanted to do it but was concerned it'd be too dark. That doesn't look bad at all and appears to be the same height as my shop ceiling. Flat black would also hide the unevenness of my plywood ceiling a bit.

Coming together in a hurry, I love it!

The pictures actually point out the flaws more than you see it in person. I was questioning myself for a while but after I got the lights in, it actually hides most all the flaws. I do like it now that it's finished.

 

[andyvh1959]

Wow, good on you to reap those huge savings working as the general contractor. But, to do it takes a LOT of planning and dedicated effort. Good reason why most people cannot even begin to understand what goes into contracting.

 

[65Goat]

My dad talked me into putting an "out of the way" switch in for an outlet that's mounted in the roof soffit. The idea is you could plug in Christmas lights here and have an easy way to turn them on/off. I will probably replace this with a timer switch.

Thanks for sharing. Great pictures.

I am wondering if this scene may have inspired your light switch.

 

[K5/TBSS]

Thanks for sharing. Great pictures.

I am wondering if this scene may have inspired your light switch.

Haha! Hadn’t thought of that. My cousin just finished building a home and they have soffit receps on a switch. Probably not very useful but oh well.

 

[K5/TBSS]

Got the first of 2 garage door openers mounted last night. I was considering jackshafts but have not cared for the one I installed in our other garage. I put this as close to the ceiling as I dare, and it's still soft close with wifi & camera... So I think I'll like it just fine.

 

[K5/TBSS]

I believe my next task (after a bit of organizing & the other opener is installed..) is to build a workbench. I have a basic idea in mind, but what is everyone doing for workbench tops? I did a Formica sheet over OSB in my previous garage but didn't really like how it trimmed out, so I'll probably buy a piece of particle board wrapped in Formica if I can find it in black.

The other option is 1/8" sheet steel. I need to explore this a bit more.

 

[jarhead]

looks real nice!

 

[K5/TBSS]

Wow, good on you to reap those huge savings working as the general contractor. But, to do it takes a LOT of planning and dedicated effort. Good reason why most people cannot even begin to understand what goes into contracting.

I agree with you. All things considered, this has gone very smoothly, but it has certainly been a learning experience as well.

Luckily my boss & job has been very flexible and I've worked from home on the days as required. My wife works from home full time which helps on "non-technical" days.

 

[K5/TBSS]

I got the other garage opener hung & paired to my wifi. Everything I have is filthy, but it's at least organized enough to fit both cars in.

 

[legenddc]

Great job so far! What's the plan with the other detached garage?

 

[K5/TBSS]

Currently it's a hot mess of overflow. Once I get everything moved in to the new garage, I'll go through it and reorganize. It will mainly house yard tools, lawn mowers, yard tools & our Jeep & Jeep top.

Once funds have a change to rebuild, I'll get it insulated and sheet the walls & hang a heater. I'm still torn on if I want that to be my "mechanic shop" since it's a fair distance from the house & I hate having tools that far away in the occasional case of home repairs.

 

[Dodge]

Do you have a picture of the detached garage and its location in reference to your house? I went thru your thread again and did not see it. I apologize if I missed it.

 

[bobg03]

Wow, what a transformation. Congrats on pulling it all together even with the hiccups encountered.

 

[K5/TBSS]

It's hard to photograph in one picture, so I just grabbed an aerial off of google maps. We have just over 1 acre. The new garage & driveway are in blue & red, respectively.

What this doesn't show is that the detached garage is a floor level below the rest of the house, so even with the basement door at the west side of the house. You can see the retaining wall that runs diagonal from the house to the dethatched garage. I'm lazy

 

[65Goat]

Are you going to put a coating down on your concrete floor? I suspect you have too many other irons in the fire at the moment.

 

[K5/TBSS]

The plan from the get-go was to do a polyaspartic color chip coating and it would have been done by now, however we have come in over budget on a couple things and added in things the full landscaping & tree trimming & removal AND custom cabinets. So the coating will have to wait until next summer.

I am bummed, because I had a floor coating on our previous garage & miss it dearly, and also we didn't take the best care of protectin gthe floor against paint & drywalling as we figured it wouldn't matter... But alas, the things we did instead made more sense & I knew I'd never get away with skipping cabinets for a garage floor... So it will have to just look like **** for the winter.

Sorry... You struck the biggest let down in my brain right now lol

 

[65Goat]

The plan from the get-go was to do a polyaspartic color chip coating and it would have been done by now, however we have come in over budget on a couple things and added in things the full landscaping & tree trimming & removal AND custom cabinets. So the coating will have to wait until next summer.

I am bummed, because I had a floor coating on our previous garage & miss it dearly, and also we didn't take the best care of protectin gthe floor against paint & drywalling as we figured it wouldn't matter... But alas, the things we did instead made more sense & I knew I'd never get away with skipping cabinets for a garage floor... So it will have to just look like **** for the winter.

Sorry... You struck the biggest let down in my brain right now lol

I get it. Coatings are so nice. Especially once you have had one, but your project looks fantastic.

 

[K5/TBSS]

I did also get my pressure washer in its final mount & the light switch array all figured out last night.

 

[Blackbyrd]

I like the pressure washer setup and the garage is coming along nicely!

where did you get that steel braided hose from spigot to pressure washer though?

 

[K5/TBSS]

Just on amazon. They had a few different ones.

https://www.amazon.com/dp/B01BRU4VQK/?tag=atomicindus08-20

 

[K5/TBSS]

First wash in the garage. Quick wash and clay bar for my daily that badly needs a paint correction and coating, which I’ll do tomorrow. I really wish this floor was done. I may bust my **** over the next few months in my car detail business to get it done before winter hits hard. But otherwise went well!

 

[65Goat]

K5,

You have inspired me to do something similar in my garage. Are there any pros/cons with the vertical style spigot versus the horizontal style that made you pick vertical?

Any other suggestions would be welcomed too.

 

[K5/TBSS]

I just didn’t care for that finish and preferred the zinc colored.

the one I purchased actually is advertised as being used horizontally, but since the knobs are both on one side of the spigot, my OCD insisted I mount it vertically so it would look right lol

 

[K5/TBSS]

What a cold snap we hit!

Lexus is paint corrected & ceramic coated just in time for snow.



Brick is all on and finished. It’s white which looks “Meh” but will do until spring when it’s all painted.



Snow-blade is on my John Deere x475. Our 3 year old is loving life.







I got the driveway lights all mounted while it was 15°F. It was a bit chilly but it was my only time with daylight until a week after Thanksgiving, which will probably be just as cold.



Interior doors & trim work is being done as we speak. I hope that is all finished before we leave Wednesday to visit family in Oklahoma for Thanksgiving.

 

[65Goat]

What a cold snap we hit!

Lexus is paint corrected & ceramic coated just in time for snow.



Brick is all on and finished. It’s white which looks “Meh” but will do until spring when it’s all painted.



Snow-blade is on my John Deere x475. Our 3 year old is loving life.







I got the driveway lights all mounted while it was 15°F. It was a bit chilly but it was my only time with daylight until a week after Thanksgiving, which will probably be just as cold.



Interior doors & trim work is being done as we speak. I hope that is all finished before we leave Wednesday to visit family in Oklahoma for Thanksgiving.

It’s like an early Christmas present.