How start start the building process?

[dis00]

Hi,

Ive tried to search but I'm not exactly sure what to search for. If anyone know a helpful post please point me in that direct.

I recently moved into my first home which has an attached 2.5 car garage. its approx 21'x24'. There garage has a attic area above it and a garage door in the front and one in the back leading into the back yard. I would like to start the process of extending the garage in the rear by 16' - 20' to make the garage a 4 car tandem with enough space for storage, tools, compressor etc.

being a first time owner I have never been involved with remodels and extensions like this so I am a bit unsure how to begin the process.
Do i need an architect to design it?
Do I get estimate from contractors who will do the design and build from start to finish?
is there anything one should be aware of when undertaking this?

Also, my aim is to eventually have a car scissor lift that is flush with the floor. I doubt finances will allow this from the start. My concern is the ceiling. The current garage has a attic space above it which is great for storage and I would like to keep it. What are the opinions/thoughts on leaving the extension ceiling open to accommodate the lift?

Thanks in advance
Dean

 

[MEngineer]

I would start with considering things like:
Your construction abilities, knowledge, tools, etc
Your location and potential for permit requirements
Budget, budget, budget
Timeline

If you are not in a position to do anything yourself then I would start with chatting with some contractors. You can find the word of mouth or even Thumbtack.

 

[lakeroadster]

Start by adding your location to your profile. You may find some folks here in your neck of the woods.

Have you helped or done any construction projects in the past?

Post up some photo's of the existing garage and the "lay of the land" around it. That'll give us a better idea of what your up against.

And... Welcome to The Garage Journal

 

[matt_i]

"How start start the building process?"

Build thy war-chest, friend, and fortuitously at that.

 

[73RR]

I'll suggest putting pen to paper.
Make a list of everything that you think is relevant to your needs, then ask around for referrals to a general contractor. With your wish list he/she should be able to give you a ball-park number and you will quickly know if you can afford the list.
Having a frank conversation with the GC will go a long way to figuring out what you can afford and what is dream land.

 

[James-W]

When I built my garage I wanted to have a lift and I wanted storage on top. Having both wasn't really practical, I could of had both but then the storage area would be MUCH smaller. As much as I wanted a lift, I wanted the storage space more. Sometimes you need to decide what is more important and build accordingly. Depending on how much storage space you need, you may be forced to make the same decision as to which you need more, a lift or more storage space.

 

[jbwilkins]

Hi,

......an attached 2.5 car garage. its approx 21'x24'......

Totally off subject, but in what world is a 21x24 garage 2.5 cars????

 

[bikesandcars]

Totally off subject, but in what world is a 21x24 garage 2.5 cars????

Lmao, my thoughts exactly.

You can be your own General Contractor if you have time. You can work for yourself by finishing the interior.

So here is what I suggest.
1) come up with a concept of what you want, a priority list. Call town, make sure it's doable.
2) hire an architect to design it. They are not that expensive, and drawings are often part of the permit process. $1000 in design can save $10,000 in construction.
3) take plans to town, ensure everything is permitable.
4) submit plans to several general contractors for quotes. Pick one on overall cost and referrals, call their referrals. Sometimes the best value contractors don't internet well, may not even have a website. A well known GC with a website is usually more expensive. Meet the owner and Foreman if possible, you may end up dealing with both.

Contractors can often design-build, you can get quotes that way too without paying a separate architect, but you end up with apples and oranges quotes and they do not always have your best interests in mind, they sometimes like shortcuts. Sometimes that helps the design process though.

Stagger payment terms in contract so you have significant bargaining power based around permits or your certificate of occupancy. Contractors like to front load to their benefit.

Time is money, if you can stagger it out over a year or two and self perform you can save money. If you have kids, busy job, etc then get to the quote stage and see what you can pay for. Some things better to let them do (like concrete floor)

 

[ard]

^ Good advice


Id also add that many guys thinking garage draw a rectangle and thats that. Our 'planning' then involves how big the rectangle is and how much it costs...

But this is a real estate improvement- attached to the house or visible fromthe house.... often times a few tweeks here or there can create MUCH more visual interest, better rooflines, etc. Getting a designer/architect to give input on this- AND not being afraid to invest a few $ in the overall value of the total home is a good idea. IMO

 

[Ray916MN]

Start with a detailed understanding of your space requirements. No one wants a 16' or 20' deep garage. 16' probably "works" for a Miata, while 20' won't fit an F250 CC SB forgetting about whether you want to store the vehicles, use them as daily drivers or do mechanical work on them. What people want is space for their vehicles and what they want to do with them. Unless you know the size of the vehicles and how much room you need around them while they are in a garage, you have no idea whether a 16' or 20' deep garage will work for your purposes.

Once you have your space requirements, multiply by say $40/sq ft. to estimate the cost of building using stick construction. If that number is within reason, then go to your town and look up the zoning laws and figure out whether the regulations allow for building of the size building needed to meet your requirements and if your lot has enough space to place the building while conforming to any set back and placement regulations in the zoning regulations.

Before you start building, you start with a blank sheet of paper. You can draw a space with a given set of dimensions and then you can try to fit what you want to fit into the box you've drawn on the paper or you can figure out your space requirements and draw a box the size you need to meet your requirements and then you can figure out whether it looks feasible to build given your budget and the zoning regulations. To me, since you're starting with a blank sheet of paper, it makes more sense to start with your full wish list and figure out whether you can get it or not. If you approach building this way, even if you have to build a smaller building due to budget or zoning constraints, you'll know exactly what concessions your making to your requirements.

 

[dis00]

thanks for all the replies and useful information. Maybe I'm even more overwhelmed by the job know haha.

i would classify my construction abilities as "i'll give anything a try after watching some videos on youtube". Im not sure if tackling an extension is within my skills at the moment. I believe I could have the slab poured and the build constructed, roofed etc and he do the interior myself but them time may become this issue.

As far as design I've been playing with SketchUp. I doubt there is a way to upload the 3d model here but let me know if there is. Here are some 2d photos


The extension makes the building an "L" shape on the left


the current space goes just past the door on the left that goes into the kitchen


closeup of the extension

If I were to extend by 20 feet out the back I would roughly have a space of 44' x 21'. In the current size of 24'x21' I can get our two daily drivers in vertically and my 75 vw rabbit in horizontally at the back.

As far as choosing between storage and a lift... above the current 24'x21' garage is the attach space. If I am unable to leave the ceiling open in the 20' extension I won't be able to have a lift as I believe the cost of raising the ceiling in the current space would take me out of budget.

I'll will upload some pics of the current space tomorrow as my phone just died.

Dean

 

[dis00]

 

[jetnow1]

What you are showing is very basic construction, any decent contractor should be able to build it with no problem. Putting in an open ceiling in the new area is simple using a structural ridge board, though you might need to put a support in the center of the opening from the old to the new area to carry the load. Don't know what costs are in your area but $40.00 per foot would be low here in CT. I am building my 24 by 30 garage myself and the town uses $50 per square foot for the permit cost, doing it myself the actual cost looks to be about $30 per square foot. The only subcontracting I did was the
foundation and slab. The quotes on that varied by almost 100% by the way.

I am a small contractor so I have the knowledge and the tools to do this. I do not do this
kind of construction normally as at 63 I do more maintenance/repair work. It has taken me 4 months to get zoning and building permits, then 2 months to get the quotes for
the foundation and it installed. Took about a month to frame thru roof installed as I still
had to take care of customer jobs, and in December the days get dark early, as well as
snow/rain delays.

If you do this plan on it costing more and taking longer than you think. It always does.

 

[lakeroadster]

So is the elevation of the lot flat behind the existing garage?

Looks like a fairly easy build.. it even already has the opening in the back wall

 

[billspit]

One of the first things you need to consider is what codes and zoning will let you build. I see you are up north where they really like to get into your business. Also do you have an HOA you have to worry about.

Whatever, good luck in your endeavor.

 

[bczygan]

First things first.

What is your zoning?

What are your zoning rules?

What is your lot layout? Show us your mortgage survey.

Bill

 

[bikesandcars]

Lmao...Nice car

 

[dis00]

I'm not sure if this gives any insight into the zoning as Im not 100% sure what I should be looking. I googled "Brunswick OH zoning codes"...

on the "zoning map: I'm located in an "R-L = Low density residential" area

the building code states "Attached structure:
Shall comply with the Zoning Code & Building Code for principal buildings."

Thats all I can find...

the land behind the current garage is flat however there is a 8-10 inch drop from the grange garage slab to the grass. I do not have any HOA.

 

[bczygan]

I'm not sure if this gives any insight into the zoning as Im not 100% sure what I should be looking. I googled "Brunswick OH zoning codes"...

on the "zoning map: I'm located in an "R-L = Low density residential" area

the building code states "Attached structure:
Shall comply with the Zoning Code & Building Code for principal buildings."

Thats all I can find...

the land behind the current garage is flat however there is a 8-10 inch drop from the grange garage slab to the grass. I do not have any HOA.

Go here for the zoning and building code rules:
http://whdrane.conwaygreene.com/NXT/gateway.dll?f=templates&fn=default.htm&vid=whdrane:OHBrunswick

Do here for rules for your zoning:
http://whdrane.conwaygreene.com/NXT/gateway.dll?f=templates&fn=default.htm&vid=whdrane:OHBrunswick

1252.05 LOT, HEIGHT AND FLOOR AREA REQUIREMENTS.
The lot, yard and height requirements in the R-L Low Density Residential District are as follows:
(a) Minimum lot area: 0.5 acre (21,780 square feet)
(b) Minimum lot width: 100 feet
(c) Minimum front yard width: 40 feet. For corner lots, minimum second front yard width: 40 feet.
(d) Minimum side yard width: 10 feet
(e) Minimum rear yard width: 45 feet
(f) Maximum building height:
(1) Principally or conditionally permitted building: 35 feet
(2) Accessory building: 15 feet
(Ord. 1-04. Passed 5-24-04.)
(g) Minimum floor area:
(1) With a full basement: 1100 square feet
(2) Without a full basement: 1300 square feet

 

[dis00]

Thats Friday I had the first contractor visit and they have supplied me with a detailed estimate of the work. The have provided a breakdown of everything so that I can subtract work that I may do myself. Here is a picture of the quote

The area is a roughly 20x21 extension. Total is $29.2K. Please share your thoughts and opinions.

 

[GMCGarage]

75$ for a garage per sq ft seems high. Get another bid. Also ask them to break down the materials and show what is what. Ask for allowances on things. Ask them to show labor hours.

If they wont break it down, walk away. Its your money.

Get a second quote.

Make sure you pay subs, material suppliers.

 

[dis00]

Re: How start start the building process? First Estimate in

scheduled my second company to come and give an estimate. They are coming on Tuesday.