Lyle's 26x30 build

[jlylec]

I've been on here for a couple weeks now and already learned a bunch and gotten some great advice. Especially on a thread I started about being my own general contractor. Decided against that after hearing from many and now I decided to start a build thread to show what I'm trying to do and get more advice along the way.

I have a 3-car attached garage currently, but I have a small problem with buying cars and never wanting to SELL a car. I'm already having to park one in the driveway so I need more space. Unfortunately I live in a neighborhood with an HOA so I have to build under a bunch of laws and keep the new structure in line with the current house. This is OK really because I don't want my property to look like a used car lot either. I don't want to build too big and take up too much of my land so I'm planning on a 2 bay, 3 car garage via a 4 post lift. I also like doing as much of my own work as I can so I'm planning on building this as a working garage and the 4 post will have the jack bridges too.

Here are my current plans. These have already undergone a few rounds of changes based on feedback I've received on here.

Sorry for all the images but a lot of time the devil is in the details!

I'd like to get them final in the next few days so I can submit to the county and get my permits.

Here's how she'll sit on the property. I didn't bother with the detail on the house but was trying to see the scale. Also I originally was just going to have a ladder to the loft since I'll hoist all the stuff up there. Stairs will be better though so that's how the current plans are drawn.

What do you guys think? A couple other considerations:

-planning on epoxying the floor or something...some sort of nice floor cover.
-builder is suggesting a ductless HVAC system over radiant floor and separate AC. Makes sense from a cost perspective, but unsure if I can get away with one unit.
-will have significant electric run for high load items
-water and sewer will be run...no bathroom, but will have utility sink and possible floor drain.
-considered OSB for the walls instead of sheetrock. it's a bit more functional and cheaper...the cracks **** though.

Thanks for looking! -Lyle

 

[superdutymike27]

Looks great Lyle!!

Just one more place to hide from the wife.

Good luck and don't forget to post pictures of your progress.

 

[richtersrodz]

subscribed..

 

[jlylec]

Looks great Lyle!!

Just one more place to hide from the wife.

Good luck and don't forget to post pictures of your progress.

Thanks! I think she'll want me to put an intercom in there, but I'll probably forget how to wire one up!

 

[Motown 454]

It looks like a nice plan. Keep us posted.

 

[jlylec]

So I was thinking this garage would cost $50-60k. Builder told me yesterday afternoon it may be $90k. I told him that wasn't happening. We're going to sit down and go over all costs, but he said there was no way to get close to $50k. So now I have to figure out what to cut!

I'm going to do a construction management contract with the GC to try and keep everybody honest and save as much as possible, but it looks like I truly do have NO idea about construction! With the loft it's about 1300sf but it's unfinished space and just concrete slab or storage. A guy on another thread said this may be about right, so I may just be stuck. If I could get it down to about $70k that would be great though. My wife is going to kill me!

 

[dcheuk]

So I was thinking this garage would cost $50-60k. Builder told me yesterday afternoon it may be $90k. I told him that wasn't happening. We're going to sit down and go over all costs, but he said there was no way to get close to $50k.

I'm starting a detached garage project that will be 34 x 28 with a loft space. Similar like yours in that it will match the house (cultured stone on 3 sides), radiant heat (no AC) with half bath and a utility sink, fully insulated/drywalled.

Just got back a couple of estimates and they range from 75 - 80k so with your added extras above mine. I'd say 90k is about right.

 

[jlylec]

I'm starting a detached garage project that will be 34 x 28 with a loft space. Similar like yours in that it will match the house (cultured stone on 3 sides), radiant heat (no AC) with half bath and a utility sink, fully insulated/drywalled.

Just got back a couple of estimates and they range from 75 - 80k so with your added extras above mine. I'd say 90k is about right.

thanks for the info...not what i want to hear, but at least more confirmation that my builder isn't off base. so i'll just have to decide how much garage i want right away...i hate the thought of leaving things unfinished since as soon as i can get my bronco in here i'm going to be busy with it and i know i'll let finishing the garage the way i originally intended won't happen for a LONG time! ugh.

 

[Christopher Corso]

Nice. You need AC too. I did 20 by 32 with 12 ft ceiling Finished..20K I got yelled at for years..

 

[jlylec]

Nice. You need AC too. I did 20 by 32 with 12 ft ceiling Finished..20K I got yelled at for years..

yeah I'm planning on one of those split, ductless systems with a heat pump...seems like the most affordable way to do AC and heat.

 

[jlylec]

finally planning on breaking ground on Monday! My county couldn't be a bigger pain in the *** to work with to get a permit!

 

[barks]

Mini-split AC/heat units are the way to go. If doing it over, I'd use them in the house, also. So, are you building the $90K, $70K or $50K version?

 

[Zeke]

I like it. I didn't see this thread back in Aug. I would have asked why not a bit wider on the dormer. And not that's it's any of my business, but what goes up in the loft that is so heavy? You build engines up there?

 

[jlylec]

Mini-split AC/heat units are the way to go. If doing it over, I'd use them in the house, also. So, are you building the $90K, $70K or $50K version?

It looks like I'll be able to build about a $75k version...agreed with my builder to not go cost + 10% but rather a fixed fee for him I'll help with getting the multiple proposals on some stuff to see where we can save. That said projects like this always go over budget so I'll probably end up at $85k. Trying not to think about it too much. I'm just excited to finally have my working garage!

 

[jlylec]

I like it. I didn't see this thread back in Aug. I would have asked why not a bit wider on the dormer. And not that's it's any of my business, but what goes up in the loft that is so heavy? You build engines up there?

It's really a design thing. I played around with wider dormer and it just didn't look right. I'm also trying to compliment my house so keeping things like angles and ratios equal was important.

On the flip side, I am much more a function over form guy. I really like the idea of having a working dormer and if I'm going to build something I'd like to at least try to build it as well as I can afford. I'm not building engines up there but I am building the garage to work on my '76 Ford Bronco and whatever else I end up with. So I may end up storing an engine or two up there. I've found that I end up with lots of different parts and stuff that now I'll have a place for. Some of this stuff is heavy!

 

[bazzateer]

Handy for a good old fashioned lynching of anyone who tries to steal from you too!

 

[NUTTSGT]

If you're going to be store heavy items like engines up there, better make sure the floor load is rated for that.

I'd include some cable for the TV and a Cat5 cable in the trench if you're bringing power from the house.

I think your building is on with his price, I'd imagine that build would cost and easy 50 grand here and I betting your cost of living there is more than here.

 

[jlylec]

Handy for a good old fashioned lynching of anyone who tries to steal from you too!

very true...they'd be on display for all my neighbors to see. powerful message. We have had problems with unruly teenagers recently in the 'hood!

 

[jlylec]

If you're going to be store heavy items like engines up there, better make sure the floor load is rated for that.

I'd include some cable for the TV and a Cat5 cable in the trench if you're bringing power from the house.

I think your building is on with his price, I'd imagine that build would cost and easy 50 grand here and I betting your cost of living there is more than here.

yeah...I am going to check the floor load so I know. Also because I will likely want to hoist things from below on those same joists.

I have been thinking of how to handle TV. It's tough because we run DirecTV and the hub for this is in the middle of my house so I don't know how to run a leg out from there to the garage. I may have to go without. Internet isn't as big a deal since I can pick up my wireless signal from the house.

Good to hear on the price. I'm always worried about this sort of thing. Thanks!

 

[jlylec]

Preliminary excavation. First day of "construction" and first mistake. And a pretty big one. The idea was to keep the field grass. The excavator didn't understand this for some reason and tore up the entire lot. My wife is already furious about my project! Great. It's actually much worse than this picture. I don't have a final pic. He ended up literally tearing up just about all the grass you can see here!

 

[richtersrodz]

It's hard to get hired construction to tip-toe around stuff. When they built my new place, they tore up everything, and got mud everywhere.. Just try and keep focused on the final end result... And getting one crew to not mess something up, doesn't mean the next crew will come in and follow the same rules. I learned this the hard way building my house. One crew came in and did beautiful work to our kitchen vent-a-hood, (crown jewel of the kitchen) then the next guy came in and damaged what the previouse dude did, when he installed the vent motor... My wife was in tears. When all was said and done, it is now on my list of things that I have to go back and fix. I wouldn't let the builder touch it.. Grass will always grow back.. Just stay focused, and don't lose your cool...

 

[jlylec]

It's hard to get hired construction to tip-toe around stuff. When they built my new place, they tore up everything, and got mud everywhere.. Just try and keep focused on the final end result... And getting one crew to not mess something up, doesn't mean the next crew will come in and follow the same rules. I learned this the hard way building my house. One crew came in and did beautiful work to our kitchen vent-a-hood, (crown jewel of the kitchen) then the next guy came in and damaged what the previouse dude did, when he installed the vent motor... My wife was in tears. When all was said and done, it is now on my list of things that I have to go back and fix. I wouldn't let the builder touch it.. Grass will always grow back.. Just stay focused, and don't lose your cool...

yeah...very good advice! honestly I'm glad it happened at the very beginning as i'm already over it and don't have to worry about it anymore!

 

[jlylec]

I got lucky with the foundation guys. We had a group lined up but they were going to take 3 weeks. Found another crew in the neighborhood working and they were able to start the next day!

Two days later (today) we have forms in place and walls drying!

Hoping to get all of the pre-slab work and gravel done next week so the slab can be poured first thing the following Monday (the 22nd).

 

[jlylec]

Guys took the forms off the concrete Friday. I have no idea why the door holes are so big. I haven't had a chance to speak with the builder about it yet. There's only supposed to be an 8-12" collar of concrete above the slab. any ideas?

 

[cwolfley]

more updates?

 

[sublimate]

any ideas?

They screwed up?
Here's you chance to make the garage taller if you want to.

 

[AZ Pete]

subscribed

 

[jlylec]

more updates?

nothing until monday!

 

[jlylec]

They screwed up?
Here's you chance to make the garage taller if you want to.

yeah that's my concern...they screwed up. the problem is that the top of the walls is right i think...the bottom of the doors is like 1' too low. Does the slab come out to the outer edge of the walls and this was done on purpose? Seems wrong, but what do i know?!

Can't go any taller!

 

[NUTTSGT]

I'd imagine they will pour the floor over that and make it deeper at the openings. This way when the apron is poured, water can't get between them, freeze and separate the garage floor from the foundation.

I did some similar to my floor when I poured over the old floor.

 

[lt1driver]

WOW, your plans look great, I can't even dream of something like this, in city, and retired to do something this big, or the expense. sorry to see you are in dog house so soon, but when done will look great and the grass will grow back so wife will be happy....remember the old saying, when momma ain't happy nobody happy....lol

 

[kbs2244]

Your floor plans look good.
But your front view just looks top heavy to me.
I would raise the front gutter line some.

 

[jlylec]

I'd imagine they will pour the floor over that and make it deeper at the openings. This way when the apron is poured, water can't get between them, freeze and separate the garage floor from the foundation.

I did some similar to my floor when I poured over the old floor.

Thanks. This is great to hear. I didn't get a chance to talk to the builder today.

 

[jlylec]

WOW, your plans look great, I can't even dream of something like this, in city, and retired to do something this big, or the expense. sorry to see you are in dog house so soon, but when done will look great and the grass will grow back so wife will be happy....remember the old saying, when momma ain't happy nobody happy....lol

Thanks. I think I've smoothed things over a bit. She seems to agree that in a way it's a relief because we don't have to keep trying so hard to keep it clean!

 

[jlylec]

Your floor plans look good.
But your front view just looks top heavy to me.
I would raise the front gutter line some.

Yeah I know what you mean. Like a mushroom or something. It's really designed to compliment our house so the roof lines and all are the same. The problem I think is that I tried to maximize the second floor space without making it too tall. I'm hoping it doesn't look so top heavy in the end.

 

[jlylec]

Gravel is in...looks like we got too much!

 

[jlylec]

Just realized the foundation guys screwed up and poured the front wall so that bay 1 is the correct 10' wide, but bay 2 is only 9' wide. The center pillar is a foot too wide to the right. Awesome. I have no idea how difficult this is going to be to fix, but it'll obviously delay the slab being poured. Ugh.

 

[Kevin54]

With that much gravel extra, I wouldn't pay for it. If they can't judge any better than that, what else are they going to go over on? And if the same guys are going to be doing the floor, you had better have some extra 2x's around to do some framing along side of the garage for a sidewalk or something, unless they are going to pour the apron at the same time.

One word of advice.....wet that stone down and het a plate compactor and run it for a day. That is a lot of fill and it will settle over time. When it does, you will have hollow spots under your concrete and will have a good chance of the concrete cracking.

 

[jlylec]

With that much gravel extra, I wouldn't pay for it. If they can't judge any better than that, what else are they going to go over on? And if the same guys are going to be doing the floor, you had better have some extra 2x's around to do some framing along side of the garage for a sidewalk or something, unless they are going to pour the apron at the same time.

One word of advice.....wet that stone down and het a plate compactor and run it for a day. That is a lot of fill and it will settle over time. When it does, you will have hollow spots under your concrete and will have a good chance of the concrete cracking.

Yeah I have no idea why there's so much gravel and I have no intention of paying for this fix. I think they're going to pour the apron at the end, but I'll double check.

As for wetting down the gravel...Hurricane Sandy is going to hit here so it doesn't sound like I'll need to do any extra wetting! It's #57 and is supposed to self compact as it's put in. Supposedly. I'll double check that reality as well. Thanks man!

 

[jlylec]

Builder already knew about the center pillar being wrong and the extra gravel. The concrete guy is due to come back out and cut it to the right size. Apparently pretty easy and the extra gravel will all be hauled out. Better to get more than you need than less it seems. This is why I hired somebody to help because I think everything is the end of the world!

It sounds like its the end of the world outside right now. We're out of power and getting tons of rain. About 10 miles from me in the mtns they're getting over a foot of snow! Crazy. Good for settling all my gravel though!