One thing about this thread, as Jeff mentioned, is that we don't know very much about the exact situation here. Because of that, I called and spoke with the owner today. I found out some of the background of this project. Here's some of that background with my comments and opinions. If Ken, the owner has anything to add or change here, please do.
The project was architect designed. The owner did due diligence and got enough bids and did an adequate job picking his contractor. The contractor is hands on and garages are something he does a lot of. One selling point was a very similar garage the contractor showed the owner. The contractor tried to pull permits and was turned down because it exceeded zoning regs. The scope of the project and design changed due to the need to fireproof it because the construction goes all the way to the property line.
The owner pulled the permit because they have a fast track method available where the owner can pull a permit on the spot without even drawings, just a description. This may pose a problem if not everything is being done concerning design, that will pass inspection. I advised him to do some anonymous inquiry of the building department to see if what is being done is appropriate. Another change is that the work being done is different than the plans. The material supplier, in doing his takeoff suggested changes that would keep costs down. This is common practice and helps owners and contractors.
Some things I noticed. The outside walls are load bearing, but not as much as you might think. There is a ridge beam that cuts the loads in half. The inside of the walls will be sheathed and along with the outside sheathing, provide shear resistance. I suggested he insulate those walls as access will be less when covered.
The owner is a newbie to construction projects of his own, but not construction in general. Construction is like sausage making, you don't want to look too closely at how it's done. His result will be adequate for it's purposes. His biggest complaints were the schedule and the fact that the workers didn't clean up. It happens. Small project, tight budget, etc. etc.
More later, gotta fix dinner...
OK,
More stuff....According to the owner, dings to the concrete are caused by carpenters dropping tools, nails etc. I wonder about that. Not seeing in person I don't know. Should new conc. be that fragile? How new was it when damaged? How bad is the damage exactly? Photos don't show well.
One concern I have is how well the loads are carried down from the beams and headers, through the walls to the floor slab. Photos don't show me doubled or tripled studs, and is the slab thickened there? Does it need to be? I'd have to do load calcs. to know. The conventional framing with the ridge beam and joists and rafters did a good job of creating a clear span space. Did the re-engineering at the material supplier provide for adequate wind and snow loads? Don't know. Part of the problem with the process here is there was no review and approval by the jurisdiction. I don't know the requirements for a detached garage here so........???
One thing to think about on the pricing is that there was 2K on the budget for demo, so it an 18K garage.
The GC is working with the owner on his concerns and has fixed the issue with the split rafter.
It is an inexpensive build as shown by the choice of dimensional shingles, no footing, roof cans rather than ridge vent, etc.
One thing is that the owner, since he doesn't know what to ask, and the contractor, who doesn't offer, doesn't even know what choices he has. It's typical in a small job like this for the contractor to just make choices for him. Electrical is an example. The GC is running two circuits to the garage. One for power and lighting and one other. They come out of an existing panel. No one asked the owner what he intends to do with the garage. Will it ever be heated? Should it have had insulation under the perimeter of the slab and in the walls? Should there be other circuits stubbed out for a microwave or any shop equipment like an air compressor etc. one circuit will be 15 amp., wouldn't it be worth the small extra cost to run 12ga and get 20 amps?
More later...
