Post or stick frame 3.5 garage??

[RETRAC10]

Going to build 3.5 car (or should i just go 4) , 24 x 42 w/2nd floor loft, garage with a 10x20 breezeway connecting to house and room for car lift. Getting bid on foundation and guy said "post framing" would save alot off the foundation and be much quicker and could be finished inside and out just like a regular stick frame and floating slab foundation.
Any thoughts? Just joined site and tried looking around for previous post on subject.
Is resell value less? Will post hold up for ???years and rot or not. Heard about perma columns set inground to prevent wood rotting.

Location: Southwest Ohio
Any info would be great!

 

[rburke65]

Welcome to GJ. First of all you should post where you are from. This helps you get better info. from the folks here at GJ. When you say "post framing", I assume you are referring to a "pole barn" type of garage? If so, I do have a post garage, built in 1980 or so and it is still standing. Planning another, so if I can get another 30 plus years out of this one, I'll be dead and gone by then. I have read about perma columns but have no other knowledge on them or prices. Good luck.

 

[RETRAC10]

Forgot to say I am in south west Ohio.

Would it make a differnence if your next one was attached to your 5 yr old house vs detached?

 

[johnson1975]

I personally like the strength of a 'pole barn'....knowing I have 12 - 6x6 post buried over 2 feet in ground surrounded by concrete makes me feel good when a bad storm comes through.

My pole barn (and I assume most are this way) has pressure treated cedar posts + they are sorrounded by concrete - not soil. I have zero concerns about rot.

Pole barns are generally cheaper to construct as well.

 

[Highbeam]

I like pole barns and am planning one for this summer. However, I don't think I would attach it to a stick built home. Seems that maybe one of these styles of construction would have more movement than the other and the attachment of two very different building styles could be a problem.

As a detached structure I see no weakness to the pole building. Easy to build, cheap to build, and last forever.

 

[Mr. Welsh]

What are you planning for exterior finishes? If you're planning to use brick you'll need a foundation to put it on.

 

[Nighttrain]

You could have a $100k 24x42 garage or a $20k 24x42 garage and the value added to the resale to your house will probably be the same. Unless of course you get the guy or gal that is shopping for a garage first then a house.

Perma colums are $$$. But do take the guess work out of the pole rotting. There are tons of debates about using cement around the post or not. Big thing that will rot the post is water. So if the water is not allowed to seep away from the post they will rot eventually.

Not all treated wood is ground contact. Even the big 6x6 post at HD and Lowes. So make sure if you go this route make sure they are ground contact. (more preservatives).

I have a steel building on a foundation and a pole barn with no foundation and poles in the dirt with just cement pads on the bottom and 4' deep. I hope they both out last me.

Is the reason to connect your garage to the house a requirement for the SF' of the garage (attached) vs. detached?

 

[camarotoolman]

I would go to at lest 48' long, my garage is 48' with 4 doors. Its tight to open car doors. My brother just biult a garage on a slab and stem wall, with upper level. If you would like to speak to him I will email his phone#.