New garage more than likely needed.

[N00dle]

So my wife and I have been looking at houses and many of the things we are coming across seem to need modifications to the garages (trying to turn a 1 car into a 2 car if space is available etc)

The main house we are looking at and will be putting an offer in on has a 3 car 24 x 32 with loft garage currently. Looks like the one in the link below.

http://www.drummondhouseplans.com/house-plan-detail/info/1003026.html


One issue however is this garage was built in 1920 according to the local assessors site and may need to come down. Ultimately I would love to put up another similar size or at the least minus the loft.

Would like to try and have a 2 car with the 3rd stall if space is available for a pool table and possible small bar area to hang out in. There is electrical already run to it and would like to have a heater and possibly AC for the summer. If we kept the loft style that could be used for small work and hangout space as well.

The space the garage is on the back of the lot also has a spot for 2 more cars on gravel off the garage as well. The lot is about 65'-70' wide

The garage has not been overall well cared for and as I mentioned is old. Flip doors but the concrete pad is already there so I would think as long as it is in good shape should cut down on cost.

Would it be possible to do what I'm thinking for this or would it be better to rethink options for this space if we get the house like we are hoping.

Not the best pictures but here are 2 small shots I could find of it. The 2 cars in the second picture are on the outside parking area as mentioned before.

 

[Ed Litsch]

It looks like it needs some new doors. But if it is structurally sound, I'd fix it up and use it. It looks like a little paint would help, too.

 

[Agrippasmith]

Looks great to me and i think you should go for it..

 

[justanengineer]

Id have to ask why you think it needs to come down?

 

[N00dle]

When we looked at the house the other day some of the wood on the inside beams and such looked pretty weathered and worn. In guessing over the years doors have been left open and moisture over time.

The inspection would really tell and will wait for that but thought I'd get some ideas in the mean time.

It is still standing after all and the current owners park in there from time to time.

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[N00dle]

Whoops double post

 

[NUTTSGT]

When we looked at the house the other day some of the wood on the inside beams and such looked pretty weathered and worn. In guessing over the years doors have been left open and moisture over time.

The inspection would really tell and will wait for that but thought I'd get some ideas in the mean time.

It is still standing after all and the current owners park in there from time to time.

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Guys on here have fixed worse looking places.

It appears to be in decent shape from the pictures but we can't see inside. One thing I can see from the pictures is the ridge line of the looks to be straight, that is a very good thing along with a newer standing seam roof. Hopefully it wasn't put on to cover something up though.

 

[N00dle]

Guys on here have fixed worse looking places.

It appears to be in decent shape from the pictures but we can't see inside. One thing I can see from the pictures is the ridge line of the looks to be straight, that is a very good thing along with a newer standing seam roof. Hopefully it wasn't put on to cover something up though.

That's very encouraging to know. What are other things to look out for.


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[NUTTSGT]

That's very encouraging to know. What are other things to look out for.


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Look for rot around windows, doors and around the bottom of the exterior siding.

Has there been any half assed additions to the garage ?

Are the exposed studs inside in good shape, rot or insect damage free ? Water stains from a previously leaking roof ?

What's the condition of the concrete floor or foundation ?

How does the wiring look ? Is everything neat or wires strung where ever, do you see wiring taped together ? Is there a breaker box in the garage ? How big is the electric service in the house ?


If you are a complete newbie to homes/construction/remodeling, start watching HGTv or the DIY channel. Make note of what contractors find when they do remodels, this will give you and idea of what to look for.

 

[N00dle]

Look for rot around windows, doors and around the bottom of the exterior siding.

Has there been any half assed additions to the garage ?

Are the exposed studs inside in good shape, rot or insect damage free ? Water stains from a previously leaking roof ?

What's the condition of the concrete floor or foundation ?

How does the wiring look ? Is everything neat or wires strung where ever, do you see wiring taped together ? Is there a breaker box in the garage ? How big is the electric service in the house ?


If you are a complete newbie to homes/construction/remodeling, start watching HGTv or the DIY channel. Make note of what contractors find when they do remodels, this will give you and idea of what to look for.

Good to know. Not a complete newbie but certainly don't do homes/construction/remodeling. I have a good understanding of terms and the basics of how stuff works. I have a buddy of mine who does more general contract work that can take a look at it some time also and give me a better idea.

 

[SteveCh]

Some good advice given.

I'm not a contractor, but over the yr. I've done a lot of carpentry/handyman/remodeling stuff between other jobs or sometimes to help out friends. Whatever. I live in an area with many older structures such as this one and owners who do not have the funds to tear down and rebuild.

Often, these buildings are built with better materials [full-dimension lumber, for example] than one would replace with. But as mentioned already, check the electrical and for wood damage.

I've enlarged door openings to accomodate a larger garage door. If you wanted that. You could also relocate one opening to the center, if you wanted to have your shop/entertainment area off to one side or the other. This involves, or may involve, reinforcing the load-bearing qualities of the wall the doors are in. But perhaps not even that. Someone with carpentry experience can tell you in about fifteen minutes. Or maybe you, yourself can tell. I helped my airplane partner move a door in a case like this, four-bay garage with only three doorways, and while at it we raised the ceiling joists in one area to accommodate a lift. I did most of the work and it only took me two long days to do most of it. He had already pulled the siding off the "closed-off" bay such as the area between your two doorways there.

I like the loft. If it has a good stairway, you can do great things up there. If the stairway is not great, a replacement is in order. I've done that, too. Not really too expensive, considering.

If the concrete isn't so hot looking, there's always something like Racedeck. For one example.

Perhaps it is me, but I like the idea of refurb'ing an old structure. It's classy. The roof appears good from the photo.

Get someone who knows to give the place a good looking-over. Go from there.

 

[CNGsaves]

No assessor's office can just willy nillly imply that structure needs to come down . . . that's crazy. They would have to go through a condemnation process and have posted "Condition" on the property. Guessing more likely they want new structure that will have HIGHER real estate taxes . . . PLUS . . the permit fees to build it!!

What state are you in??

Recommend that you have a home inspection. At minimum you'll need to have the electrical looked at, along with HVAC systems. Good luck.

 

[KEH]

Good looking roof, straight walls, looks like all it needs is new doors and paint. Like an above post said, check wireing. Assessor said garage may need to come down? What's his plan, get garage down with no reduction in taxes, then have increased taxes due to new construction?

KEH

 

[N00dle]

Sorry I should have used better punctuation. The assessor didn't say it needed to. I was assuming on age and the shape it looks like but it sounds like everyone's advice would be to really check about rehabbing it.

We would certainly be getting an inspection. The place has been a rental for the last 20 years so that is another factor that I figured into my assumption of it not being well maintained.

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[CNGsaves]

Country ??? State ???

Laws vary by country and state, so you'll get best advice rather than wild guess.

You can update Profile in GJ which is highly recommended.

P.S. Another potential code issue on your garage is that long staircase. IIRC you can only go about 10 or 12 ft without having a landing about halfway. Thus, will be much cheaper to keep that tall staircase as "grandfathered in" and just make repairs just like it is.

 

[N00dle]

Country ??? State ???

Laws vary by country and state, so you'll get best advice rather than wild guess.

You can update Profile in GJ which is highly recommended.

P.S. Another potential code issue on your garage is that long staircase. IIRC you can only go about 10 or 12 ft without having a landing about halfway. Thus, will be much cheaper to keep that tall staircase as "grandfathered in" and just make repairs just like it is.

United States and Iowa. Good to know about checking on the staircase too

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[bull_duck]

Sorry I should have used better punctuation. The assessor didn't say it needed to. I was assuming on age and the shape it looks like but it sounds like everyone's advice would be to really check about rehabbing it.

We would certainly be getting an inspection. The place has been a rental for the last 20 years so that is another factor that I figured into my assumption of it not being well maintained.

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neither assessors job nor entitlement. Assessors assign market value for property taxes and record for purposes to memorialize.

 

[Bib Overalls]

I agree with the others. Have the structure inspected before you tear it down.

The old slab may or may not be a good starting point for a new structure. Big issue is what you can not see; footings, frost depth, settling voids, etc. It looks like you have an "on grade" slab. For new construction I would want a bit of elevation.

As for electric, you need to have the service entrance and main panel evaluated in terms of both condition and adequacy. I have worked on old houses with 30 amp and 50 amps of service. Todays minimum service is 200 amps.

The garage may have electricity but I would not be surprised if it was a single 15 or 20 amp circuit of the main panel and only adequate for a couple of lights and a radio.

Looks like you have an adventure ahead of you. Good luck.

 

[ozyborn]

I wish my garage was in that good of shape when I moved in.
Based on just your pictures. I would gut the inside. rip out all the electrical. Rebrace everything and replace any rotten wood. Floor needs fixed, do it then. After that decide what you want to do with it and where everything is going. New electrical. insulate, drywall, heat. Always put in a garage fridge to enjoy. No phone or intercom, that is important.