Objective advice needed: home & garage purchase

[red92s]

I'm a first time homebuyer looking to purchase a house with my new wife. We live in a major metro area, so garages (of any type or size) are rare. Even lots with layouts that would accommodate a garage build are not easy to come buy. A home with a lot of our desired features was recently listed, and as a major bonus it has a large basement area under the house with 3 separate garage bays. That is a huge selling feature for me. But, the deck is cantilevered out over the garage access. I'm worried that dodging those posts would get old in a hurry. Also, it's a tight squeeze down the driveway near he right-most post. All our cars fit, but not with generous clearance. What are your thoughts on how functional this space could be for 2 daily drivers, a weekend car, and a workspace? Again, keep in mind, a 1.5 car detached garage would normally be considered a huge bonus in this area. This is a 60 year old home, so it's not as smooth a layout as you'd find with new construction, but that is par for the course. Any unfiltered opinions appreciated!

Rear of house. Basement lever is all unfinished/garage space.

Back towards two-car portion (left of picture above). This is essentially a "room" in the basement. Stairs lead into main floor. to the right (not visible) is the single car portion with the man door.

Back towards bottom of stairs.

 

[Dick in Wisconsin]

If you have exposed yourself to the market by on-line searches, looking through the multiple listing service, hitting open houses, and working with a savvy real estate agent ... you can probably answer the question yourself.

This might be the best deal for what you and your wife are looking for. Keep us posted.

We lived in New York City (94th and Third Avenue on Manhattan's Upper East Side) from 2002 to 2005. One of our hobbies was looking at apartments and townhouses for sale or rent on Sundays. So we got a great education of "trade-offs" when looking for 'the right piece of real estate". Sounds like your market is similar.

 

[volvo]

...
Pretty low overall ceiling height based on the small man door install. When backing out of garage how many times do you have to go forward and back again to be able
to drive out the main drive way front first?
Looks less than perfect but if doable how long before it would really get to you?, if at all.

 

[akdiesel]

That is a very different layout. The deck can be removed and or revamped later in life to make for a more enjoyable layout.
If this house has what you are looking for I would go for it.

 

[rodm1]

It's definitely not perfect but my thoughts are I think you will have good space for a work shop (wood or machine shop) and miner auto repairs. If you are a car guy and won't a lift you could probably add on to the side of house.

I would PM Jack Olsen about the drive way he has a similar one. If you are in the snow belt you will probable wont to keep it salted.

 

[camarotoolman]

Imo it would work if you drive smaller cars, no dualie pick-ups. Down the road you could rebuild the deck with less posts, also remove the post in the basement using steel beams. If you like the rest of the house, price is right, I'd go for it.

 

[red92s]

Thanks for the input. We made an offer and have a counteroffer in hand. The house in newly renovated and has pretty much everything else we'd be looking for, and is priced fairly. The large basement and garage are really a "bonus", we'd still have been very interested if there were only a single stall down there.

The drive is 105" wide around the corner of the deck, so you'd be able to get a full size truck into the backyard if the need arose. The side with the double garage isn't very deep, but does fit my wife's accord with some room to spare. An SUV or minivan would need to go in the single bay. A little quirky, but all told there is 900 square feet down there.

 

[cadunkle]

Driveway and poles are too tight. Ceiling too short in garage. Wouldn't work for my uses with not just classic car, but lifted truck and trailer. I can imagine that deck would come down on top of a vehicle some day. Might work for you, but personally I'd be looking for a detached garage, a wider driveway/entrance, and probably a longer commute to work.

 

[78Bird]

If garage space is that scarce around you, this looks like a pretty good deal. A lot of space, even if it's a bit awkward.

If you need more parking and hobby rather than serious service area, it'll do fine

 

[O_M_Jeep]

Do you keep all your cars garaged every day now ? If not, I doubt you will start, at least not in the long term, space like this has a way of filling with everything except what you envision. 30 years is a long time to be unhappy with something structural you cant change, yes, the deck can easily be changed, but the size of the cielings and all the support posts cant.

Ive been shopping houses in 3 different states for about 5 years, I see ones I just have to have, and I manage to procrastinate just long enough to see something better in the price range I want, it keeps me looking, not buying.

We are 44, the next house we buy will likely be our last, why settle for less than what we will be happy with in the long term. Thats my main advice to you, 30 years of mortgage is a long time to be unhappy that you settled.

 

[Cardboard Man]

Looks like a nice place. If the rest of the house ticks all your boxes, then I'd say go for it. Garage space is a wonderful thing in any case, so as you say, it's a bonus for you.

As far as the space itself, although a bit spread out, I think you'll find a lot of very usable room down there. That center portion should make a terrific work/storage area. I also live in a house with a basement garage where you walk up to the first floor. Carrying stuff up the steps is no big deal really, and it looks like you might have a ground-level door for the really big items anyway.

Just some advice, you might suggest to your wife that she park her daily driver in the bay on the left (the one not under the deck). This looks like the most easily accessible bay, and the one where she will be least likely to hit one of those posts. Most women don't tend to care about garage and car stuff as much as we men-folk do, so anything you can do to make her more comfortable is a good thing for both of you.

Good luck!

 

[red92s]

Just some advice, you might suggest to your wife that she park her daily driver in the bay on the left (the one not under the deck). This looks like the most easily accessible bay, and the one where she will be least likely to hit one of those posts. Most women don't tend to care about garage and car stuff as much as we men-folk do, so anything you can do to make her more comfortable is a good thing for both of you.

Ha. We've already had that conversation.

I'm mainly interested in the garage for vehicle security, basic automotive hobbies and service, a small woodworking space, and storage. I don't need room for a lift or lots of landscape maintenance equipment or snow blowers (the lot is under a half acre and in the souteast).

 

[JimVonBaden]

I like it, a lot! If you like it, go for it.

Few houses, that are affordable, are perfect.

Jim

 

[RKA]

My concern here is the low ceiling height in the basement/garage area. If that would prevent a minivan, SUV or other family hauler from getting in the garage, that leaves it out in the driveway. Does that screw up the ability to maneuver other cars in and out of garage spaces? Then it becomes a real headache.

 

[BFBOB]

Your main problem is that the deck is NOT cantilevered. "Cantilevered" means unsupported at the extremities. Your deck is supported at the extemities by all those posts. You should consult a structural engineer. It may be possible to support the deck with a single steel post and a single steel crosswise beam. This is not something for an amateur (like me) to attempt on a guess!! Get an expert opinion. I expect a good engineer could give you an answer in 30 seconds onsite. If it's feasible, of course actually doing the plans will take much longer and cost more. Just guessing again, but if it can be done, I'd expect it to cost only a few thousand- not much compared to threading the needle two times out of three.
Another thing to check is whether the garage areas are connected to the house HVAC system. You definitely don't want exhaust and other fumes circulating through the house.
How are the winters there? It could be a whole new experience negotiating that driveway in ice and snow. Is there room to widen it, or is it right on the property line?
Don't want to be a wet blanket, but you do need to think of all the downsides.
On balance, I'd probably go for it.

 

[JimVonBaden]

Another thing to check is whether the garage areas are connected to the house HVAC system. You definitely don't want exhaust and other fumes circulating through the house.
How are the winters there?

That SHOULD be caught on a home inspection, as well as any cracks or gaps in the walls that could let exhaust in. Make sure the home inspector checks for this.

Jim

 

[Cryptic1911]

In a normal residential setting, I wouldn't go for that setup, but in a city / metro area, I'd jump all over that. It's a bit weird, but having ANY private parking is huge.

You could also add on a lean-to off the left side of that first pic for some covered outside parking as well

 

[red92s]

The entire basement level is not on the HVAC system. Winters here in GA are pretty mild. We mostly stay in the 30's and 40's. We might get a couple inches of snow a year, or one icy day, but it's not a routine occurrence.

Location for this house is within about 5 miles of the heart of Atlanta. My wife and I would have commutes of about 3 miles round trip each. My brother and his wife live two blocks away, and we've already got friends in the neighborhood.

One of my best friends is a professional structural engineer that makes a living on projects like the deck, so he will be checking out options to improve the flow around the deck posts.

 

[theoldwizard1]

The entire basement level is not on the HVAC system. Winters here in GA are pretty mild. We mostly stay in the 30's and 40's.

It doesn't look like there is much insulation in the ceiling, which means the floors above are likely cold in the winter. Spray foam insulation (after you have double and triple check electrical, plumbing and HVAC and whatever else is going to be "entombed" in the foam) is the solution.

The spray foam will also limit the amount of fumes/odors that will travel to the upper level. I still would not run a vehicle or any other internal combustion engine in there without the doors open.

 

[GirlnAgarage]

Keep in mind, I don't know what metro area you're talking about or what the commute looks like for you...

The driveway and garages look too tight, unless the driveway extends past the last garage bay to give you some back up/pull out room. The ceiling might be a big deal if you're in a truck and try to work on it in the garage. But you should have some space if you've got cars.

For the walls, looks like brick right? Consider the types of shelving and storage you'll need and how much space that will take up in the garage.

It's an interesting lay out, kinda neat. But after a while 'net' wears off and 'practical' takes over. But you and our wife know what you need. If this is it, I wish you guys the best getting into it

 

[Henricogolfer]

I think based on what you said in the original post you would be crazy not to go for it. You will get used to the set up and it sounds like a good find for you and your wife which is hard to come by. I just bought a new home last week, inventory is very low when you consider how many homes are in forclosure.

 

[red92s]

The parking pad is large than shown in the first photo I posted. I actually wish it was a bit smaller, but I bet once we start turning around back there, and pulling in and out, that will fade quickly.

Here is a shot from a bit farther back:

I should probably mention we are now under contract, so all these hypotheticals will soon become reality.

 

[JimVonBaden]

Congrats! I think you will make it work, and make it work well!

Jim

PS Make sure your home inspector does a good job!

 

[GirlnAgarage]

What Jim said, congrats and make sure the inspector goes over everything. The extension off the driveway looks like it adds some maneuvering/working room. Looks good.

 

[LSU]

It will work just fine. I've lived in big cities with similar parking areas.

Parking space is golden. Secure parking space is platiumn.

You will make it work and be glad you're in a house.

Start off with the attitude that it is the best thing.

About 2 days after you're in the house, you'll start thinking "did I make the right decision". Many of us do.

You made the right decision. Home ownership is a great thing.

 

[NUTTSGT]

The parking pad is large than shown in the first photo I posted. I actually wish it was a bit smaller, but I bet once we start turning around back there, and pulling in and out, that will fade quickly.

Here is a shot from a bit farther back:

I should probably mention we are now under contract, so all these hypotheticals will soon become reality.

Like it was said above, the wifey gets the left spot, easiest to get in/out of. You should park in the middle and save the right side for future projects.


it appears there is an open spot in the deck ? I can see a brighter area underneath it. Do you have any pics of the deck while standing on it ?

 

[red92s]

it appears there is an open spot in the deck ? I can see a brighter area underneath it. Do you have any pics of the deck while standing on it ?

That's the "ceiling" where the corner of the house overhangs the pad below.

I'm pretty sure code requires some sort of fire separation on the ceiling where habitable rooms are above, as well as something beyond just an interior grade door between the two. Inspection is Thursday so hopefully that can be clarified.

 

[wilcolater]

congrats on your purchase. In my neck of the woods a fire wall is needed from garage to living space, usually double layer 5/8 rock, the structural columns would also have to be protected. That being said, one of my favorite homes had a basement garage with a bathroom and laundry room, I could pull in from work (carpenter) shower and change clothes before coming upstairs. I rebuilt a jeep in that garage, warm in winter cool in summer.

 

[akdiesel]

I did not see your location. Do you get lots of snow? If so this may create a challenge storing the snow during the winter months, so the more room the better.
As for ideas for parking assistance, if you take the first spot on the right pull straight in the drive and back into the garage, reason being is you already have in mind the deck posts. If you back out of the garage it is easy to forget they are there and it looks like they are about 10+ feet past the garage so one may start to turn when backing out and side swipe the post. I have a mother in law that is very well known for this. Make sure you also install some sort of lighting that shines down the deck supports so that it does not blind you when backing in.
The middle bay seems to be more maneuvering to get into and out of the driveway, so this is prime for a project vehicle. Just tell her that.

 

[Cardboard Man]

Congratulations. I liked it yesterday when I read your first post and I still like it today, especially seeing the larger photo. Looks like a very comfortable place. Good luck!

 

[deter]

looks like a ton of bonus space. Also, with the size of that parking pad, it looks like you have plenty of space to add a garage if it really bothers you

 

[red92s]

So it's looking like we will be walking away from this contract. There is a 16" clay storm sewer that runs from the street (one house down) to the back corner of this lot, exiting into a small creek. We haven't had a camera run down it yet, but I'm fairly certain it runs under the house on a diagonal. There is no easements on the property, and none of Atlanta's GIS storm sewer maps show it, but it's there. Seems like an invitation for a sink hole under the house, even if it's good condition for the moment, and a serious detriment to resale value. Having it lined or rerouted will likely cost tens of thousands of dollars, which we simply can't afford.

 

[PT Doc]

So it's looking like we will be walking away from this contract. There is a 16" clay storm sewer that runs from the street (one house down) to the back corner of this lot, exiting into a small creek. We haven't had a camera run down it yet, but I'm fairly certain it runs under the house on a diagonal. There is no easements on the property, and none of Atlanta's GIS storm sewer maps show it, but it's there. Seems like an invitation for a sink hole under the house, even if it's good condition for the moment, and a serious detriment to resale value. Having it lined or rerouted will likely cost tens of thousands of dollars, which we simply can't afford.

I too would pass. Maybe that's why this is still on the market.

 

[red92s]

I too would pass. Maybe that's why this is still on the market.

It was first listed (after a big renovation) on Friday. We saw it saturday, made and offer Sunday, and were under contract Monday.

 

[GirlnAgarage]

Aw man, well, glad you found that out. Stick to your gut on these things. They will eventually bite you in the **** if you don't. Hang in there. There will be something better come along. We've been there done that. It is mentally tiring, just stick together. Take a weekend off from houses and go do something fun with our wife if the stress level start ramping up.

 

[deter]

why dont you have the seller get someone to map out the route of the storm drain? Did you contact the city about it?

 

[NUTTSGT]

That's the "ceiling" where the corner of the house overhangs the pad below.

Huh, I can see that now. It appeared to be the same color as the siding and I just couldn't figure the outline of it.


Glad to hear you caught the 16" storm water drain now rather than found it later in the middle of 50 years rain storm after it ruptured.

 

[bazzateer]

Shame about the drain, that place is great otherwise.

 

[jwhcars]

I wonder if you are allowed to fill it with cement ? You can have the owner pay to have it done or have the funds put in escrow.

 

[woodrail]

I wonder if you are allowed to fill it with cement ? You can have the owner pay to have it done or have the funds put in escrow.

This is what I was also thinking.

Just need to spec out a TON of lightweight flowable concrete. I also think I would approach the seller about having the line mapped to determine exactly where/how deep it is.