Tear down or fix up?

[JimR1998]

I'm a long time reader and wanted to get some unbiased opinions on my situation. I very much admire the can-do initiative of people here but I have to contract everything out because I'm a slow poke and with kids I have no time. Anyway...

Current state: Hollow cinderblock outbuilding on rubble foundation, roughly 25x28. Structure seems solid, truss roof is new, concrete slab inside is 2-3" thick but no cracks. Built in the 1940's. Has new water and 100amp electrical hookup.

Goal is a 2-car garage. Thoughts on keeping what we've got vs. tearing it down and building exactly what we want?

The main issues with the current building:
- poor siting (about 3' low and at an odd angle)
- thin slab may crack under the weight of 2 cars
- structure needs sealing up and a lot of lipstick (siding, soffit, gutters, trim, etc) to make it look nice.

Option #1:
We got a rough estimate of about $10k for making it "garage ready". That mainly includes the "lipstick" above, a concrete apron at the entrance with drainage, opening in block and framing for doors, and site work to extend the driveway 15ft to the building (it will drop 30" in elevation over that 15'). Does not include: the asphalt driveway itself or any interior finishing (I will get by with the existing switched clamp lights and outlets for the time being). Hopefully the floor doesn't crack up too much before I can afford to get it redone.

Option #2:
A 25x30 building, stick built, on a new 4" concrete slab will run $25K including demolition and site work.

I'm planning to add a 10x12 garden shed to the left of the current building, but that could be incorporated into a larger garage if we went with option #2. Right now that's going to involve building up the slope and pouring an oversized pad (15x20ish) which will probably be $2000 plus the shed.

I put some money into the current structure and hate to throw it away, which is why I'd like some unbiased views. I'm also suspect of what the final cost would be for #2.

So-- tear down or fix up?

pic#1 - gable side, placement for 2 garage doors
pic#2 - location of proposed shed, brought up to grade of building
pic#3 - yard view
pic#4 - back view, tyvek tearing off

 

[48RON54]

I like option 1....BUT I'm from california where everything looks identical so I'm a little biased toward keeping what I consider the charm of that building.

 

[Jon Jacobs]

I think its awesome, personally I would fix it up. Its so well constructed, some elbow grease it would be really sharp. I did the same with a flat roof bldg. Youre building some equity also.

 

[truckman5000]

looks screwed up from the pictures. Long term, without being there. Tare down>?

 

[JimR1998]

2 minutes and I have 4 replies. This site is awesome!

Jon-- amazing what paint and some minor upgrades can do! How is the flat roof built and any problems with leaks or snowload?

Truckman-- admittedly my photos aren't great, but what looks screwy to you?

 

[bgarrett]

the only way I would accept a flat roof is if has a nice slope to it
I vote fix it, maybe add wings

 

[captain14]

Post some interior shots too when you have time. More ideas will come forth

What does your contractor say about diverting the water runoff from the new concrete. Can he make a sloped runoff area away from the shed?

This has character and # 2 will take years to get that.

 

[Kevkx125]

option 1!!

 

[xtremek]

I'm usually for saving things. But the correct question is, "What do you have the time and money for?" If it were me, I'd roll up my sleeves and wade in, looking for the adventure that follows. I have tons more time than money, and I have very little time. I vote a qualified "restore it". What ever you decide, post pics.

 

[Leaflessshadetree]

I'd go for option 1.
If the floor will hold 1 car, it will hold 2 (unless you stack them).
BTW 2"/ft is a lot of slope.

 

[JimVonBaden]

Fix it up! I like the style!

 

[C96]

Kind of hard to assess the situation from 4 pictures, but I’m leaning towards option 1

Good project, keep us updated either way you choose to go with it

Good Luck

 

[C96]

Jon Jacobs, excellent transformation, I love it!

 

[SteveCh]

Fix it up. Expand a bit if you want. That way, too, you essentially have $15K to use for other things or even more fixing up. If you want a new floor, do one. Still have $$$$ left over. You've already repaired or upgraded some of the aspects, you need to add those costs [already spent] to the $25K to figure out how much a tear-down and new-build will cost you.

Unless you are flush and just want a new-build, then go for that. Otherwise, work with what you have.

 

[PRH44]

I would vote to fix it up. I love the look of older structures

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[d money]

Without seeing the inside I vote #1 now if the inside has structural damage than you may want another option . The pics show the roof to look sound and unless the inside is trashed I wouldn't even consider tearing that building down . That 15,000 dollars could go a long way toward this building JMO

 

[Jon Jacobs]

2 minutes and I have 4 replies. This site is awesome!

Jon-- amazing what paint and some minor upgrades can do! How is the flat roof built and any problems with leaks or snowload?

Truckman-- admittedly my photos aren't great, but what looks screwy to you?

Hi, there were a few bricks missing which created moldy insulation. Once the bricks were replaced I had a condensation problem which roof vents cured. The roof is constructed with 2 X 12 pine which are supported by two 8" I beams. Theres one roof drain which collects the rain and runs it out back. No problem with snow load. Just sits there like a hat lol.

Your shop has great bones and would cost way more to replace. It has a cool roof line and what appears to be new roof.

 

[Jon Jacobs]

Jon Jacobs, excellent transformation, I love it!

Thank you sir,

 

[DenisG]

There's one unusual word that stands out when you describe the old garage -- "lipstick". You don't want to put lipstick on a pig. That tells me that you want "Option #2". Only your opinion should count anyways.

 

[deter]

option 1. nice looking structure for what it is. I wouldnt worry about the slab unless you're parking a one-ton diesel truck on it. definitely looks like the grading needs some attention

 

[JimR1998]

Here are two pics of the inside. The roof structure is about 5 years old. A couple of Amish guys had it done in a day. It was falling in when we moved here and we made the decision then to fix it rather than tear down. But every few years we do something with the building or landscape and I second guess that decision.

I'm about ready to get the pad done for the shed and that will pretty much "cement in" my decision. Just looking to get people's thoughts and experiences from their own projects. I'm glad I'm seeing more for keeping it than not.

I say "lipstick" because siding and trim are mostly cosmetic items-- the block is fine and nothing leaks.

 

[C96]

After seeing these last 2 pictures I would definitely go with option 1

The place will be great!

 

[Jon Jacobs]

Here are two pics of the inside. The roof structure is about 5 years old. A couple of Amish guys had it done in a day. It was falling in when we moved here and we made the decision then to fix it rather than tear down. But every few years we do something with the building or landscape and I second guess that decision.

I'm about ready to get the pad done for the shed and that will pretty much "cement in" my decision. Just looking to get people's thoughts and experiences from their own projects. I'm glad I'm seeing more for keeping it than not.

I say "lipstick" because siding and trim are mostly cosmetic items-- the block is fine and nothing leaks.

Most guys would kill for a shop like that. Its 90 percent done IMHO.

 

[Lassen Forge]

If the blocks are fine, nothing leaks, no obvious sags, why would you want to re-invent the wheel?

I would say option #1. After looking at the bones, I concur with my original assessment. Keep it, fix it, and put the 25 grand into making an apparently good building awesome.

(If I had 25 grand to put into my shop... woohoo!!!!!)

 

[Zippercat]

You live in snow country.....that steep slope will be a constant pain that you will regret every ice and snow storm. Have you considered option 3? Jack up the existing garage a foot or two and fill the slope per Option 2. If the building is as sound as it looks that's not as expensive as you might think.

Otherwise, I vote Option 2.

 

[sberry]

I like new most of the time but since there isn't going to be huge space gains the old looks ok and has some plusses.
A big one is,, its there, you own it, walk out the back door as you feel like it and stick on a piece of trim. As you mention,,, yu are not sure what the final cost will be on a new one,,, there is,,, depending on community a ton of zoning and you already been there a good long while,, fix as you go and mind your own biz etc.
This isn't something you are working out of daily where time is money, the roof is good, peck away at it.

 

[waterss]

Option 1. That building has much potential and is already there and solid. Take some money and do some grading work and fix the cosemtics and your set.

 

[Kevin54]

You live in snow country.....that steep slope will be a constant pain that you will regret every ice and snow storm. Have you considered option 3? Jack up the existing garage a foot or two and fill the slope per Option 2. If the building is as sound as it looks that's not as expensive as you might think.

Otherwise, I vote Option 2.

If you had read the above and looked at the pics, the building is a cement block building. Not an easy job to jack up with out ruining it.

If it were me, I'd fix up what you have. THere are many ways to go about it.

 

[Kevin54]

JimR1998......As stated above, I would go with Option 1 and keep the existing building. With putting your garage doors on the gable end, you really don't need a supporting header, but the block will have to be taken out up to the square, and framed in. I think if it were me, I would have the end wall completely taken out. A block layer can add in half blocks on the side walls. THat would eliminate all cutting if blocks. After the end wall is out, have a cap poured over the existing floor if it is in good shape, or if it is all cracked, have it busted out and a new floor poured. THen have your new end wall framed in for your doors. Also, if you have a new floor poured, with the slope you have, I would have a floor drain put in.

I would then add some furring strips to the outside, then side the complete building. Add styrofoam insulation in between the furring strips.

You already have a new roof, so that in itself saves quite a bit of coin.

I really don't see a reason to tear it down to spend twice the amount for basically the same size. You've got good bones now....I'd go with what you already have. And speak with your contractor about framing in the complete rear wall and just filling in the two corners with half blocks. It just may save you some money in the long run. For one it is less hassle to frame things up than it is to cut all of the blocks.

 

[Zippercat]

If you had read the above and looked at the pics, the building is a cement block building. Not an easy job to jack up with out ruining it.

If it were me, I'd fix up what you have. THere are many ways to go about it.

Don't have to jack the entire building, just the roof and add a couple courses of block. Already have to knock out and install header for garage door window headers are at top of wall currently.

 

[sberry]

Ideally would have been to raise the wall when the roof was put on and still could if you wanted. But it could be done with 3 light jacks.
Actually think I could do it with one littlee 2 ton bottle jack and a few shims if I had to. Cut the section between windows out for a door. Use a hi lift door kit. If you are not thrilled with the floor one could cap it and compensate now, another 4 inches in elevation wouldn't hurt a thing.

 

[sberry]

I know yall call this a 2 car garage but it isn't, its a 1 plus some other stuff. You wouldn't have to raise a thing if a hoist was of minor concern but a single door in center here is the ticket.
I would say the crew you had do it did a good job.

 

[JimVonBaden]

I know yall call this a 2 car garage but it isn't, its a 1 plus some other stuff. You wouldn't have to raise a thing if a hoist was of minor concern but a single door in center here is the ticket.
I would say the crew you had do it did a good job.

Wow, if that is not a two car garage, what is my 20X20, that has (briefly) had two cars in it?

 

[rustynutts]

Definitely need a header if you add a door in the gable wall, That gable framing is non-structural and will sag.

 

[ADSR]

Here are two pics of the inside. The roof structure is about 5 years old. A couple of Amish guys had it done in a day. It was falling in when we moved here and we made the decision then to fix it rather than tear down. But every few years we do something with the building or landscape and I second guess that decision.

I'm about ready to get the pad done for the shed and that will pretty much "cement in" my decision. Just looking to get people's thoughts and experiences from their own projects. I'm glad I'm seeing more for keeping it than not.

I say "lipstick" because siding and trim are mostly cosmetic items-- the block is fine and nothing leaks.

Keep it, jim! As said, it's 90% done and you don't need permits for lipstick. You're way ahead of the game.

 

[JimR1998]

Raising the roof!

I wish I could but I'm within inches of the 15 foot zoning limit. Just curious though, how could raising it a meaningful amount be accomplished with a bottle jack and a couple of shims?

I was thinking the process would be: raise the entire roof above the 1 ft wood knee-wall, remove the wood framing and rebuild higher, drop roof down. For that, the entire roof would need to be raised at once. I'd probably end up using 6 jacks and a few beams across the bottom of the trusses. Curious to know how it could be done with a bottle jack and shims? It's always interesting to hear the ingenuity of the folks here!

My plan is to build carriage doors instead of using overhead doors. This will be my contribution (aside of $$$) since I will be getting most of the work done. I've gone over some plans and think it's within my skills. I had those as a kid and always liked the look, and I'm not worried about snow being in front of them in the winter.

I had a contractor over last night to look at grading and concrete. I'm pretty sure we can come up with a plan that fits my budget.

For sure I will keep everyone updated!

 

[rsanter]

Option three....
Add a 2 car garage to the side of the exsisting structure.
Use the exsisting structure as a workshop

Bob

 

[ffjosh]

If money is tight....option 1

If money is no issue...option 2

 

[sammerdog]

Option three....
Add a 2 car garage to the side of the exsisting structure.
Use the exsisting structure as a workshop

Bob

^^^ This ^^^

It appears you have a decent sized lot. Is it possible to put a 2 stall garage up close to the house (where it would be more convenient) and keep this outbuilding as a workshop?

 

[Vegaman_Dan]

I really like Option 3. This would be a good machine tool space, storage, or even paint booth area. That next to a newly built 2 car shop would be awesome.