One thing leads to another....
This summer I had to gut and rebuild the bathroom due to an old leak that rotted out the floor. Like many things in this house, the problems were patched, but never actually repaired. All of the water and sewer lines had to be replaced to meet code and deal with other issues. This required about 20% of the plaster ceiling to be removed. As I expected, the building inspector is "suggesting" that the garage needs to be brought up to code and a permit pulled so he can make sure it was done right.... Yes, sir.
Now to planning. I have a 20'x20' 2 car garage. It is under the master bedroom and next to the family room. It is exposed to the oustside on two walls and to the interior on the other two. The ceiling is suspended by about 2' to accommodate the HVAC ducts. The floor is concrete and has a good pitch towards the door. The garage door and opener are made by Dwayne Walton and are about 6 years old.
Here is the general plan right now.
1. Gut the garage. Take down the remaining plaster and the insulation.
2. Fire seal everything. Caulk and foam every possible protrusion. Larger voids will be filled with rock wool.
3. Insulate the pipes and ducts.
4. New Lights and outlets. There are no outlets in the garage and only one light on a swich. I can do better.
5. insulate the walls and ceiling. How much insulation for the ceiling? R-30, or is that overkill?
6. Replace the doors going to the back yard and hallway.
7. New type-x fire rated drywall.
8. Epoxy coat the floor
Is there anything I have missed?? I am also considering some vibration isolating mounts for the opener and rails. I need to research this as well.
Any opinions and thoughts would be appreciated.
This summer I had to gut and rebuild the bathroom due to an old leak that rotted out the floor. Like many things in this house, the problems were patched, but never actually repaired. All of the water and sewer lines had to be replaced to meet code and deal with other issues. This required about 20% of the plaster ceiling to be removed. As I expected, the building inspector is "suggesting" that the garage needs to be brought up to code and a permit pulled so he can make sure it was done right.... Yes, sir.
Now to planning. I have a 20'x20' 2 car garage. It is under the master bedroom and next to the family room. It is exposed to the oustside on two walls and to the interior on the other two. The ceiling is suspended by about 2' to accommodate the HVAC ducts. The floor is concrete and has a good pitch towards the door. The garage door and opener are made by Dwayne Walton and are about 6 years old.
Here is the general plan right now.
1. Gut the garage. Take down the remaining plaster and the insulation.
2. Fire seal everything. Caulk and foam every possible protrusion. Larger voids will be filled with rock wool.
3. Insulate the pipes and ducts.
4. New Lights and outlets. There are no outlets in the garage and only one light on a swich. I can do better.
5. insulate the walls and ceiling. How much insulation for the ceiling? R-30, or is that overkill?
6. Replace the doors going to the back yard and hallway.
7. New type-x fire rated drywall.
8. Epoxy coat the floor
Is there anything I have missed?? I am also considering some vibration isolating mounts for the opener and rails. I need to research this as well.
Any opinions and thoughts would be appreciated.