ordpete944
Well-known member
Good evening all. I finally have a few minutes to upload some pics.
Originally had a double length single carport with a hurricane room in the back. Closed that in about 8 years ago and got rid of the hurricane room. After the kids, the garage became a guest room and my workshop area shrunk from 32X12 to 8.5 feet X 12, not nearly big enough.
Old "garage" after floor epoxy last year.
Finally decided to get some info on an attached CMU garage on the front of the existing house utilizing the existing roofline and wall dimensions, but just carrying them out. We needed to get a variance to get another 5 feet towards the road set back. We were granted it pretty easily in August 2015. So we had plans drawn up for a 23 ft wide by 24 foot long garage with an 8.5 foot high ceiling and simple gable roof. I decided to do it all myself and solicit help from neighbors as needed. I didn't want to just hire it out.
I started digging the footer 11/7/2015. I put my neighbor's kids to work while I had to adjust some water pipes to clear the footer.
I had done some simple block projects before, like closing up windows and doors, but nothing this major. My neighbor was a mason for 12 years and taught me how to lay the block. We agreed to barter expertise and the walls got finished about 3 weeks later.
The footer got poured a little low so we had to use some half block to get the correct finish height.
My friend with a concrete pump came out to oversee the mud. He helped me finish the concrete.
front porch and sidewalk.
Garage floor poured.
We also poured the walls completely solid for wind resistance. I added 2 extra pieces of rebar on each garage return wall and 5 extra pieces on each wall.
I started hanging the trusses with my neighbor, but had to call in two more guys for more manpower. Made them easier to balance. Got the trusses up and the 3/4" CDX plywood sheathing done in three days.
Doors and windows in. All hurricane rated
154 mph rated Garage door installed in a few hours. cost $600 new off CL.
We started to investigate the surgery needed to tie in the shingles with the existing roof and I decided to do a complete tear off on just the east side of my house roof. (The west side was done about 5 years ago to fix a leak.) Pulling the permit and materials added 1 week and $2000 to the total cost.
added a solartube skylight for the dining room .
While doing the roof, I discovered the small front porch overhang was flashed incorrectly and had bad water damage to the sheathing. During the demo, I discovered a 2X6X18 sistered cedar beam that was "holding up" the front porch was cut about 6 inches short and covered with trim to hide it.
Back to the drawing board. I made a revision to the plans, drew up a 12 X 18 foot low slope roof front porch blueprints. I had an architect friend review, sign and seal the plans. $22.15 later and a weeks time, we had a properly permitted new front porch. I used cold bitumen roll roofing with lots of adhesive tar. Lots of layers and flashing and we are leak free 2 months later. Total extra cost $800.
I then pulled out the old garage door frame from the previous carport turned garage. It was installed with screws so it easy to remove.
I then did the gable lumber, soffits and trim for the garage and trim for the front porch.
I need to upload the rest of the pics in my phone to my computer.
I did the rough in of the 3/4" EMT and 100 amp subpanel into the garage from the main panel last week. 45 foot run, 3 gauge copper THHN in 1.25" PVC conduit. Drove a single 8 foot copper grounding rod connected to 4 gauge bare copper. I pulled all the 12 gauge solid wire today and have the electrical rough in inspection scheduled for tomorrow.
After that, just have the ceiling sheetrock, final electrical, fire rated door into the house, smoke alarm and garage floor epoxy. Then outside paint and landscaping.
Pete
Originally had a double length single carport with a hurricane room in the back. Closed that in about 8 years ago and got rid of the hurricane room. After the kids, the garage became a guest room and my workshop area shrunk from 32X12 to 8.5 feet X 12, not nearly big enough.
Old "garage" after floor epoxy last year.
Finally decided to get some info on an attached CMU garage on the front of the existing house utilizing the existing roofline and wall dimensions, but just carrying them out. We needed to get a variance to get another 5 feet towards the road set back. We were granted it pretty easily in August 2015. So we had plans drawn up for a 23 ft wide by 24 foot long garage with an 8.5 foot high ceiling and simple gable roof. I decided to do it all myself and solicit help from neighbors as needed. I didn't want to just hire it out.
I started digging the footer 11/7/2015. I put my neighbor's kids to work while I had to adjust some water pipes to clear the footer.
I had done some simple block projects before, like closing up windows and doors, but nothing this major. My neighbor was a mason for 12 years and taught me how to lay the block. We agreed to barter expertise and the walls got finished about 3 weeks later.
The footer got poured a little low so we had to use some half block to get the correct finish height.
My friend with a concrete pump came out to oversee the mud. He helped me finish the concrete.
front porch and sidewalk.
Garage floor poured.
We also poured the walls completely solid for wind resistance. I added 2 extra pieces of rebar on each garage return wall and 5 extra pieces on each wall.
I started hanging the trusses with my neighbor, but had to call in two more guys for more manpower. Made them easier to balance. Got the trusses up and the 3/4" CDX plywood sheathing done in three days.
Doors and windows in. All hurricane rated
154 mph rated Garage door installed in a few hours. cost $600 new off CL.
We started to investigate the surgery needed to tie in the shingles with the existing roof and I decided to do a complete tear off on just the east side of my house roof. (The west side was done about 5 years ago to fix a leak.) Pulling the permit and materials added 1 week and $2000 to the total cost.
added a solartube skylight for the dining room .
While doing the roof, I discovered the small front porch overhang was flashed incorrectly and had bad water damage to the sheathing. During the demo, I discovered a 2X6X18 sistered cedar beam that was "holding up" the front porch was cut about 6 inches short and covered with trim to hide it.
Back to the drawing board. I made a revision to the plans, drew up a 12 X 18 foot low slope roof front porch blueprints. I had an architect friend review, sign and seal the plans. $22.15 later and a weeks time, we had a properly permitted new front porch. I used cold bitumen roll roofing with lots of adhesive tar. Lots of layers and flashing and we are leak free 2 months later. Total extra cost $800.
I then pulled out the old garage door frame from the previous carport turned garage. It was installed with screws so it easy to remove.
I then did the gable lumber, soffits and trim for the garage and trim for the front porch.
I need to upload the rest of the pics in my phone to my computer.
I did the rough in of the 3/4" EMT and 100 amp subpanel into the garage from the main panel last week. 45 foot run, 3 gauge copper THHN in 1.25" PVC conduit. Drove a single 8 foot copper grounding rod connected to 4 gauge bare copper. I pulled all the 12 gauge solid wire today and have the electrical rough in inspection scheduled for tomorrow.
After that, just have the ceiling sheetrock, final electrical, fire rated door into the house, smoke alarm and garage floor epoxy. Then outside paint and landscaping.
Pete
And even though you hadn't planned repairing your porch roof, the new larger one looks a ton better. More cozy looking, not to mention being done RIGHT this time.
