Planning to build a garage, where do I start?

[CultClassik]

Hi all,

New guy here. We just purchased a home in Fort Worth with a decent 1/2 acre lot that has a 3 spot car port and no garage.

I called the city and the only "rule" I really need to follow is that a detached garage can be no taller than the house. I have in mind something in the 26x30 neighborhood. Since I can park up to 3 in the car port already, this garage will just be the shop and house for my old cars - currently 2, would like to fit 3 total inside, even if that's 1 in the air and two on the floor.

I've looked a little at Mueller and standard construction. Would prefer to not have the industrial metal building look but the pros for that may outweigh the cons of the looks.

This probably sounds a little scatter brained but here's where I am-

Where do I start? I'm totally lost! I think I probably need somebody to look at my property and see if what I want is feasible (will need to add some sort of gate on the fence as this garage will go in the back yard, there is a large tree that I don't want to lose, I need to know realistically how big of a building I can go with considering placement of the tree, things like that).

I need a concrete company right...where do you look?

I need someone to either build the thing or assemble a steel building.

Plumber, as I'd like a sink and toilet out there.

Electrician...might have one of those, the house is old and only has a 160a panel, assuming I'll need to upgrade that to support a sub-panel for the garage. Have a 120v MIG, 220 TIG, and will be going with a larger 220 compressor and a two post lift.

Hopefully you see what I'm getting at. What's first, and where should I be looking to find people to do all of this good stuff.

Thanks in advance, looking forward to all of your good info, suggestions, and posting the build progress!

 

[Ram Hemi]

Chances are your local building department has a few more codes than just it can't be taller than the house, generally there is an actual height restriction but everywhere is a little different, there will be codes for footing depth and size, pad thickness, there will probably also be codes preventing or restricting toilets and such in a garage, I would look into those things a little closer as that may change your designs and thoughts on how you want things.

Where I am, the garage can be no higher then 16 feet tall to the highest point from the top of the pad, anything under 598 sq ft can be slab on grade with 12"x12" footings around the edge and minimum 4" pad thickness, no engineer or drawing are needed under that size. Absolutley no bathrooms. Also, height can be changed if approved by an amendment board if they so choose. The list goes on but those or some examples. Currently in the process of building a 24x24' SOG with 10' ceilings. Picture from today, started framing yesterday.

 

[Ram Hemi]

Also to add, there may also be lot coverage restrictions, depending how many buildings and total size of all buildings on the property, although that size garage would probably be fine if you don't have much for other buildings besides and average size house. But it is worth looking into, along with distances from property line and such.

 

[CultClassik]

All good points, thank you.

They were pretty simple on distance from street and lot coverage and I'm good on those. I will make sure I call back and speak with someone else just to be sure and double check on the toilets etc. That will **** not having a toilet or sink out there!

How are you guys going out and finding reputable folks for labor? After finding someone with good reviews and feeling good about paying to have a HUGE expensive fence put up only to be let down, timelines not met, wasn't able to do what he said, etc, the standard contractor experience from what I have seen. I really want to get the right people doing this and for the life of me, I have never found a "good" contractor.

 

[ckyle29]

I was in your shoes about 2.5 years ago here in unincorporated Denton County, just north of you. What I did was actually go to the County Building Inspector (not just call them) as they were willing to spend more time with me than on the phone. Turned out, even though I wasn't in any city limits, there were numerous issues to consider beyond whether the building was "higher than the house". Would permits be needed, would inspections be required, who must do them and how often, how close to the house the closest corner could be to meet fire code, lot-line set backs, utility easements, etc. I also discovered I would need approval from the Lake Ray Roberts Commission because I am within a mile of the Corps of Engineers Lake. They are a wealth of building information for you.

As for who to use, I hired a company out of Oklahoma (National Barn) to purchase and build my shop (a pole barn) and then used Craigslist reviews and word of mouth to find several different electricians, HVAC and concrete guys, meet with them all on site to discuss what I wanted done, and then picked the ones I felt most comfortable with.

Don't exclude a pole barn from your options. Mine fits in nicely in our country subdivision, is wainscoted on the bottom half and has roof over-hangs and gutters so it doesn't look like a basic "metal" building. It is fully insulated, heated & cooled with a 20X30 man cave with Dish TV, refrigerator/microwave (and soon to have billiard table) that my teenage son uses ALOT for entertaining his friends and I use for practicing my drums. The other 40X30 is used as a hobby shop. I hope this helps. This was my first building I had built so I was apprehensive at first too, but just take your time and do good research and it does all come together.

 

[James-W]

Having a bathroom in the garage would be really nice, but have you really given it some careful thought? You will need to have water and sewer connected and if you want a sink you will no doubt want hot water too. The cost associated with having a bathroom in the garage MAY be quite a bit more than you had first thought. Not trying to talk you out of anything, just trying to make sure you are aware of the potential cost involved.

 

[Cyberbear]

First obtain the financial funding you wish to spend, that will determine how big and what features that can be had. Once that is done start calling contractors in your area and ask if they do that kind of work and what they charge. All the things you mention are doable, so talk to people that can help you. See if septic systems are allowed in your area to save money on the bathroom feature. Do your due diligence by researching other work done in your area by others, and contact the contractor licensing bureau and talk to them for help.

 

[Ram Hemi]

Luckily for me as far as labour goes my father does this for a living and has been building large custom homes and doing renos for 30+, I grew up working for him but ventured in a different direction for a career so finding someone reliable for me isn't hard, I would ask the contractor for references to other jobs they have done and even ask those past customers to see the work for yourself

 

[CraigStu]

My first step was to find a contractor. Then he and I did a bunch of looking and talking followed by me going to the county office to talk to people there. The biggest problem for me was my current septic system was too near where I originally wanted the garage. More talk and another visit to the county and we had a plan. I would also warn against sink/bathroom as it will make a huge difference in the project. Not just cost but also added county inspections which cause delays. One design thought that I and the contractor had was to run 2-3 extra layers of block to get extra ceiling height. He agreed block is cheaper than wood so I have almost 3 rows of block above the floor. Gave me a little over 10 foot ceiling while the wood walls stayed typical 8 ft tall.

 

[LB-1911]

I called the city and the only "rule" I really need to follow is that a detached garage can be no taller than the house. I have in mind something in the 26x30 neighborhood. Since I can park up to 3 in the car port already, this garage will just be the shop and house for my old cars - currently 2, would like to fit 3 total inside, even if that's 1 in the air and two on the floor.

Where do I start? I'm totally lost! I think I probably need somebody to look at my property and see if what I want is feasible (will need to add some sort of gate on the fence as this garage will go in the back yard, there is a large tree that I don't want to lose, I need to know realistically how big of a building I can go with considering placement of the tree, things like that

They were pretty simple on distance from street and lot coverage and I'm good on those. I will make sure I call back and speak with someone else just to be sure and double check on the toilets etc. That will **** not having a toilet or sink out there!

You should draw up a rough site plan* -
Utilities overhead or underground?
Location of sewer line?

*How to Draw a Site Plan
https://www.co.pierce.wa.us/DocumentCenter/View/4301

 

[matt_i]

It would be my opinion you want a general contractor to handle these issues for you. You work with them on the design & specs, they handle the rest. You kick back and write checks.

 

[Stefsgarage]

First, determine your budget.

Second, I would go to your local building and safety department they can pull up your property and lot setbacks which will determine where you can build your garage.

After that ask if the can write and or print that off for you to take home. Then go for a search of a general contractor that can take care of things like finding and electrician, framer, plumber etc.. I would be leary of anyone who tells you they do the it all themselves because they most likely won't pull the proper permits or have the proper licensing for your project. tell them your budget and desired dimensions to see if your thoughts are feasible.

After you know the general setbacks and that what you envisioned is possible go online and type in your desired dimensions and garage plans. there are thousands to look at once you have found a couple that fit your look/style you are after take take them to your GC and have him give you a rough estimate on the project. If the plans you have found online work for you great buy them and have the contractor build according to them. It is always nice to have a plan to go off of that way nobody is looking at eachother like i thought we were doing this not this.

Anyways just my two sense hope it helps good luck and keep us updated!

 

[gnpenning]

Some good info here to follow.

It sounded like you where not sure on the size you want. What are you going to put in it and what will you be doing in it. Take the vehicles you are going to put in it and park them in an open space how you would like them in the shop. Leaving room for doors to open, benches, tool boxes, equipment you have and what you plan to add. This will help you get the sizing right. Are you going to want a hoist? Then maybe you want attic truss's to give the height you need without raising the roof line.

Getting the size and foot print right is the most important thing you can do. Even if it means not finishing some things till later. It' easier to add sheet rock and paint than to make it bigger later. Same goes with rough plumbing, do it now you can always finish later. 200 amp service, etc.

Know these things will make it easier for your contractor to get you accurate bids.

Go to your lumber yards and cement suppliers ,etc and get recommendations from them. They know who pays there bills and what they are like to work with. At the lumber yard for example talk to the guy that does the plan take offs.

MAKE SURE you get signed releases for all work at time of payment. DO NOT pay anyone off till the work is done and you are satisfied. Any one that keeps putting you of or doesn't respond to your calls replace now.

Have fun and enjoy your new building.

 

[ddawg16]

Welcome to GJ from a fellow Texan.....graduated LD Bell in 75.

You have expansive soil....the common thing there is tension cable...

Maybe you should do it the way they do here in CA....big footers....

At a min, go with a stem wall to get the bottom plate well above grade.

You might want to click on the link in my signature.....I have a 2-story garage......

I would not go steel....if you want to improve the value of your home, make the garage look like the house. Stick built (wood) is not that much more.....and looks a whole lot better.

The DFW area only has two seasons....summer and winter. You want it insulated.

Power? Unless you have electric heat, I think you have enough. You only need about 40A 240Vac in the garage at most. Unless you have 2 or more people working at the same time.

Just do a sub panel from the house to the garage....40A will be enough.

And....browse....

Most of the mistakes have already been made by members here....learn from them

 

[nadogail]

Some things will seem to fall into place, enjoy them as you sort out the others.

 

[pmiranda]

It's very likely there are deed restrictions on your lot. Get the plat from the county and check the deed records from when it was subdivided. The city and county won't enforce any of those, but other property owners in the subdivision can sue you if you build something not allowed.

 

[rburke65]

After I had read and planned for 5 years, had pounded stakes in the proposed area and made sure I could pull cars in and out and make the turns to hit the drive, I had a small local lumber yard draw up a material list and give me a price. It was the lumber yard that said ....'we do have our own guys that will erect your shop'. Was reall happy with both the quality of the lumber and their crew. For an excavator I was lucky enough to run into a guy I used to work with. Good luck. Hard to beat the good and plentiful info you are going to find here.

 

[CultClassik]

Thanks everyone for your input. I've been trying to get the ball rolling. I've visited with the city and picked up the plat. The "rules" do seem to be very straightforward. I've gotten two bids, both over 32k - both with no interior work and one with no electric run to the building. So far this pricing is very discouraging! I'm going to look around for others, but I can't see paying $40/sqft for an unfinished 26x30 box.

 

[ddawg16]

Actually, your pricing is in the ball park. Welcome to reality. The contractor is going to sub stuff out...but he has to pay himself.

I did most of my own work and I have over $30K into my garage....20x25 (2-story)

Now is NOT the time to build....I know your seasons.....wait a few months. Maybe start your foundation in March. Have the roof up before June....

Foundation...go visit your local concrete supplier....they will know the concrete guys that are good.

Framing....that is actually the fun part. Have any buddies that like beer?

Roof....farm it out. You only save a few hundred $ when you do it yourself.

Electrical....easy...do it yourself.

You really do want drywall....trust me on that one.

And with the weather you have....don't make the mistake of not doing stem walls.

 

[CultClassik]

So...prices will differ by season?

I have a friend that owns a roofing business, I had considered having him do that (discounted or not) if I can get the basic structure up.

I have a lot of friends that like beer, oddly enough the one that can do framing does not. I didn't want to beg people to do stuff but I might try depending on what happens.

Not worried about the electric and yes, I will definitely be doing the drywall. Anything inside I am fine doing on my own.

I wasn't aware of the stem wall deal but now that you mention that, I have seen it in my past garages. I will make sure that happens.