Above 1200 Sq/FT Thomas' garage projects (Canada)

[TomcoPDR]

drivesitfar: Correct, it was in my possession around middle of August, 2017 when I started moving my stuff in. The developer's role (and whatever I've added) is complete, MINUS the developer's plumber finishing the steam shower fixtures after tile guys. But everything you see now, it'll be on me.

September 21, 2017, 3:30am

Started the day not expecting to stop in the warehouse tonight, but just the twist of events ended up there after midnight, thought I'd update here.

So earlier in the day, got asked to fill in for a hockey (fun) league for a 11pm game. Initially, stayed home, packed some stuff, got text from tile guys saying tiling's complete that they'll grout tomorrow and see if I can meet up and finish paying them. (hence didn't feel like going up today)

But after hockey, it was 12:30-1:00am, and I was only 11 mins away from the warehouse from the arena lol, so why not.

I'm so happy with these guy's (two brothers) work, since I'm only a one off customer (I'd get tile work maybe once every 5-7 years, not like I'm a G.C. that has a huge list of good and bad subcontractors)

Too bad the photos doesn't show the silver sparkles in the granite

Also last week built some more simple shelves on the industrial racks. I'd like (to think), I'm a minimalist and keeping things clean and simple.

 

[TomcoPDR]

September 21, 2017

Couldn't get away not showing up at the warehouse today, tile guys said they're going to be done grouting and wants to get paid in full. (they'll come in tomorrow for another walk over, silicon, but 99% done, so fair to get them all paid up)

So happy with these tile guys. Developer's plumber booked to complete install of shower fittings and steam shower start up, great developers coordinating this with us unit owner's modifications. It's awesome the clubhouse is the developer's showroom for now, because now I can start ordering materials sent to the clubhouse under my unit#, and (hopefully) they'll just get the UPS/FedEx guys to bring it in my unit lol.

 

[drivesitfar]

Tom: looks like you hired the right guys to do your tile work. another good reason to have that steam shower cause it might feel great after a night of hockey. GEESH I can tell you i wish i had one especially at home.

best of luck with the rest of the finish work and the move.

cheers

 

[TomcoPDR]

Tom: looks like you hired the right guys to do your tile work. another good reason to have that steam shower cause it might feel great after a night of hockey. GEESH I can tell you i wish i had one especially at home.

best of luck with the rest of the finish work and the move.

cheers

Been racking my brains on mezzanine flooring. But finally settled for 5mm vinyl planks.

To match the 1/2" (thickness) steam shower tiles, I'll need to layer 3/8" plywood and then these Vinyl planks would sit perfectly flush. I hate transitions between materials... Yes, I've thought about just using 1/2" hardwood/engineered hardwood but the wear and tear in a warehouse environment not sure how crazy they'll scratch, plus I'm not sure how to control humidity in a warehouse to prevent shifting.

I've seen local casinos dining area with these types of planks, as well as coffee shops. So going to give it a shot, this is going to cost more than floating engineered hardwood with the extra 3/8" underlay, PL400, Vinyl glue, so I'm hoping it'll turn out decent.

 

[drivesitfar]

Tom: my preference would be real wood and if it gets a little wet or scratched up that might give it a little character sort of like walking into an old bar with those old wood floors. i can understand how you'd like to keep it shiny so if you think that is best for you and this product will hold up i guess we'll have to see it to know for sure. was tile with maybe a few throw rugs an option since you have some great guys to lay the tile floor?

do you have any more pictures of the outside of the facility and have they framed up Phase 2 yet?

cheers

 

[TomcoPDR]

drivesitfar I can get more exterior photos in two days... ended up staying at the warehouse past midnight

September 27, 2017

Yeah, Phase 2 is alive and well. I am so so so much liking how the windows are on the mezzanine, the steam shower concept would work great like that. Tempted (to get mine finished, see if I can sell it, and buy a phase that has windows on the mezzanine): Phase 2 is South facing, the North facing phase (I think phase 3) also has windows on mezzanine

Plumber got the steam shower fixtures installed, tested steam generator, so excited to get glass in and get that outta the way.

Once the plumber was done, couldn't help myself but to start doing the floors. A little annoyed with myself that I purposely layered (raised) the floor, so that I don't have to deal with a transition with the shower tiles.

 

[drivesitfar]

Tom: shower looks AWESOME. you are really go at the floor and it's looking good too.

instead of selling would the developer maybe be able to cut in a couple windows for you even if you or let you hire a contractor to do it? even if you are not facing south maybe that would solve you dilemma?

 

[55cadillacking]

I love that you raised the floor to sit level with the shower floor. That's high end thinking right there!

 

[TomcoPDR]

Tom: shower looks AWESOME. you are really go at the floor and it's looking good too.

instead of selling would the developer maybe be able to cut in a couple windows for you even if you or let you hire a contractor to do it? even if you are not facing south maybe that would solve you dilemma?

No can't do sir, these newer industrial zoning are extremely architecturally controlled, even colours, materials, nature blend in's (i.e. trees, grass, type of tress), etc... Remember this being the back of Phase 1. Even if it's zoning/permit possible, I wouldn't wanna be singled out, lol. And for sake of discussion, only as a DIY-er person, I would not want to live through concrete cutting to that scale (let alone coring/removal costs, remember, the window openings are pre framed before poured), and since it's a tilt-up, that wall is filled with re-bar, cutting through it (as a non-professional) I'd think that'll change the tension as well as structural integrity of the wall. And for discussion, I think just selling current unit and moving to another unit would be easier/cheaper (if I really wanted a mezzanine window that badly) lol

Here are more phase 2 exterior pics from main road.

Hilti was over today (well, I suppose they're always over related to the build, not like I'm there daily lol)

The developer owner had to core some 5"-6" hole to pass something through, vents, electrical, etc... (I don't know), cool guy, cause the actual tech that was suppose to do it didn't show up, so the developer owner actually harnessed up and craned up 25-30' to do it himself. Took him a while. When I left the site at night (10pm), he made a huge mess of the front entrance lol (i.e. concrete cutting, water spray run off)... If they haven't pressure washed it next week I'm up, for sure I'll snap pics.

Pretty crazy equipment, probably cost a few $$$

I love that you raised the floor to sit level with the shower floor. That's high end thinking right there!

Got all the mezzanine Vinyl plank flooring done tonight

Adding the extra subfloor was a bit annoying (as a non-pro), but in the end, got the result I wanted of not having some L-shaped transition around the shower or some gradual slope from 0 to 1/2"

I think the 26 flights of stairs is going to take me a few full 10-12 hour day visits. The stair nosing comes in 12'... so I gotta cut and file those (not doing any moldings on the wall, so the flooring and nosing imo needs to be within 1/8" gap or smaller on both sides to the wall, and cutting of vinyl must be clean on both ends; and I kind of don't like the caulking bead look, just want a natural "gap" look if that makes sense)

 

[drivesitfar]

Tom: AWESOME job on the floor and looks great too. best of luck on the stairs and it will be worth the effort as much as i'm guessing you will be using them. have you had a chance to try out the STEAM SHOWER yet?

i knew it would be a big stretch putting a window or two in a tilt up commercial's wall, but thought it might be worth it instead of maybe having to spend another $50,000 or whatever the upgrade and moving and closing costs would be.

can you put in a few skylights?

keep up the great work and it's getting better all the time i check in on you.

cheers

 

[shortykorte]

That's going to be sweet.


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[TomcoPDR]

Tom:

can you put in a few skylights?

keep up the great work and it's getting better all the time i check in on you.

cheers

The upper windows already makes the unit bright enough (sometimes too bright), I'm mainly wanting mezzanine windows for viewing purpose, lol.


Monday Oct 3, 2017 3:50am... running on some whacky hours here.

Didn't go up during the weekend, loaded the truck yesterday (Sunday) with a sectional (couch) from the house but then somehow didn't make my way up, so stayed home yesterday.

Then this happened Monday morning.

So that kinda threw a wrench to get some Monday work done... Till 9-10pm, lol... Out of the blue just felt like going for a drive/snack, one thing leads to another while driving around, thought what the heck, might as well go up to the warehouse. (about 25 mins from the house, without traffic)

But I knew once I got started, I had to reach a certain target before shutting down. And the target was, to finish the steel nosing (stair edging) I got on hand, then shut 'er down. (the supplier is back ordered, I still need 17 nosing at 3.5 feet each; comes in 12' lengths)

Because I'm not doing moldings on the stairs, have to keep the cuts really tight. This is as finished as I'm going to leave it.

 

[sean Buick 76]

Great job! Nice and clean!! And yes the snow.... -4 here today

 

[TomcoPDR]

Not sure what the developer was coring, looks pretty neat to me.

 

[55cadillacking]

^ Petrified head cheese?

 

[drivesitfar]

Tom: while i agree with the choices of finish products and your craftsmanship your choice of food intake for late hour work is another issue. might want to join us in the GET HEALTHY thread and see what some of us that used to eat like that are dealing with.

https://www.garagejournal.com/forum/showthread.php?t=298568

i'm not saying Cancer or overweight are in your future, but i'm just saying if you keep eating like that you won't live a long and happy life in your awesome new garage or ones in the future that might sit on a bluff looking at the water and mountains.

cheers

thinking maybe the developer needed a core sample for an inspection or forgot or just needed a hole for a pipe?

 

[shortykorte]

A chicken wrap offsets the large fries. Lol.
Mom always said eat your veggies. Aren't potatoes a veggie?


Sent from my iPhone using Tapatalk

 

[TomcoPDR]

Tom: while i agree with the choices of finish products and your craftsmanship your choice of food intake for late hour work is another issue. might want to join us in the GET HEALTHY thread and see what some of us that used to eat like that are dealing with.

https://www.garagejournal.com/forum/showthread.php?t=298568

i'm not saying Cancer or overweight are in your future, but i'm just saying if you keep eating like that you won't live a long and happy life in your awesome new garage or ones in the future that might sit on a bluff looking at the water and mountains.

cheers

thinking maybe the developer needed a core sample for an inspection or forgot or just needed a hole for a pipe?

That's a great write up drivesitfar, impressive, and definitely something I'm not dismissing. To be fair, I did ask 'em to hold the dressings.

Today at the warehouse...

Developer got me a keychain remote fob programmed to my unit, plus the main door. (eventually they'll upgrade the main door with something different than just a garage button remote) For the past 6-8 weeks, phase 1 owners have been pulling winding on this long, heavy chain on the main door.

The glass contractor marking up for the shower glass. Asked 2 glass companies, pretty much within 5%. So I went with the glass contractor that the developer uses for the complex.

Plumber finishing the fixtures, however, there was one hiccup; which was more due to the fixture manufacturer's hardware.

Catch-22, good thing backside of shower plumbing is accessible/drywall. Bad news, drywall got cut TF up. Kind of disappointed (at the plumbing fixture manufacturer)... When I arrived in the afternoon, the developer is awesome, (was bummed out when plumber gave me the heads up text in the morning about cutting wall to fix fixture hardware)... but the developer said they'll take care of the patching for me. Keeping in mind, IMO, at this point, it's fully owner's possession, and especially my steam shower isn't really builder's spec. I confirmed with him though, that their drywall contractor isn't going to fix this as a "freebie"... they're all saying (developer, plumbing company), that they'll ask for comp. from the fixture manufacturer. And really, at least it's not the tiles being re-done. But I do love a real professional (drywaller) stitching this patch up.

Kinda proud of myself doing upper mezzanine toilet. (not a professional contractor; just a DIYer). So sorry for over posting pics of a simple American Standard crapper.

 

[BoilermakerFan]

So Tom, I found your thread last night into today then tonight on&off I have been through the whole thing. Wow! Your work on your shops is so SANO. Really nice choices fo colors and materials.

But man, you switch to the next project so fast, do you ever really get to enjoy the fruits of your labor? I'd be so happy to have the condo done I would hang out there a lot, and not even think about selling it and starting all over.

I think that's why I dragged my feet on my own garage for so long. I don't plan to stay here forever so the idea of putting in a lot of work into my current minimum to be called a 2-car garage (I can commiserate on the minimum dimensions of your "3-car" garage) only to sell it in 2-3 years really took away my motivation. But now that I can get a lot of the materials for free from a buddy and enjoy my garage this winter, I'm back to being motivated to get it done; however, I'm still not looking forward to starting all over again in 2-3 years...

 

[TomcoPDR]

So Tom, I found your thread last night into today then tonight on&off I have been through the whole thing. Wow! Your work on your shops is so SANO. Really nice choices fo colors and materials.

But man, you switch to the next project so fast, do you ever really get to enjoy the fruits of your labor? I'd be so happy to have the condo done I would hang out there a lot, and not even think about selling it and starting all over.

I think that's why I dragged my feet on my own garage for so long. I don't plan to stay here forever so the idea of putting in a lot of work into my current minimum to be called a 2-car garage (I can commiserate on the minimum dimensions of your "3-car" garage) only to sell it in 2-3 years really took away my motivation. But now that I can get a lot of the materials for free from a buddy and enjoy my garage this winter, I'm back to being motivated to get it done; however, I'm still not looking forward to starting all over again in 2-3 years...

BoilermarkerFan Great topic and observation, I ask myself this everytime I do DIY projects like these. Eats up so much spare time, in a way I guess even though I get annoyed with projects, but can be viewed as a hobby in a twisted way. Of course without getting into a storybook, I guess it's just I don't like unfinished business (projects)... just get it done, then once it's done, then I'd just sit on the couch (on my days off), sleep, eat, do nothing.

To be fair, since you're been through the entire thread. The very first page, double attached garage, that's the family house I grew up in (sold), those renos kind of "honed" my skills/screw ups, so that's kinda like a freebie labour with unlimited forgiveness of screw ups.

Then there's the proper industrial bay (doesn't feel like it in thread, but that was already 9 years ago), setting that up was part of business income, rent income. Just that the business partners, business tenants (i.e. micro renting space to technicians) didn't work out, got pissed, threw the property on market and was able to break even so I'm like see-ya, giveme my property money $$ back.

Then my current house (small triple detached; with the 2 TV's, steel rackings on casters), when I did the project, didn't expect to 100% purchase a garage condo warehouse yet... It was and still is very pleasurable to be heated (2 winters now coming to 3rd since reno heated), with tidy organizing, TV with cable. I'll miss this house/reno when sold, on a brief scale, just some things within family that requires me to downsize to be the better choice than keeping.

Aiming to downsize from triple detached residential, is what caused me to confirm to purchase "The Vaults" garage condo for private space. (no comparsion to "should had kept that industrial bay", I got annoyed with running that business operation for 3 years, and operating expenses were more to keep it as a private play shop (little under twice the size as garage condo), plus location were completely 25-35 km from each other. At the time, selling the industrial bay (say 5-6 years ago), was still a very non-regretful thing.

Moving forward, correct, I'm only putting into the garage condo (my labour, money on goodies, money on professional labour that I can't remove) will be things I won't "regret"... I guess I'm looking at these projects as more real estate transactions (if someone pays for what I spend/covers some of my DIY labour) I'm willing to move on. Where as once I start putting real passion into it, adding crazy designs, crazy non-removable products, those would become long term commitments.

Sorry for long wordy post, I'll make next post on my baseboard work from 2 nights ago.

 

[TomcoPDR]

Oct 10, 2017... two nights ago, started doing baseboards.

Went with cheap pine 1x3 strips. (MDF moldings might swell up in moist shop environments)

Then continuing on my recycling theory. Got a huge roll of white carbon fibre looking vinyl wrap (from wrapping the toolbox, TVs, from I'd say 2-2.5 years ago), I don't want to take it with me to the next property, lol

So played around on how I'm going to pull this off. (warning, going to be a long post just about baseboards)

Took a test pile home, since it'll be labour intensive, at least I can chill in the house when I get bored. And started heat shrinking each 8' strip

Then took it to site, except how would I fasten these? Tried using the vinyl plank flooring glue, however, (no picture), without fasteners, the two strips I've test glued, I can foresee peeling off easily. Plus it's not straight to the floor.


So then modified my thinking, what about installing the non-painted/ non-wrapped strips onto the wall first (with screws), and then heat shrink and razor cut after?

HOWEVER, for one given the fact I'm not a professional vinyl wrapper (props to those techs doing full vehicle wraps), and no matter what cutting techniques (use steel straight edge, fresh blades)... I just can't get super clean cuts, and during heat gun, can't get the wrinkles out as well as if the pieces where was done on a bench.

Was sitting in the warehouse now disappointed at myself, but just didn't wanna give up on the carbon fibre wrap idea (plus the roll is essentially "free", and now I've just hacked up a perfectly good roll into small little 4-5" strips)... I'm one of those guys that'll keep going, lol... I guess could had easily just say naw, just paint it... or grab proper MDF, then brad nail like residential.

So I'm settling for this:

- Cut and install (pre-drill, pre-screw) each 1x3" section onto wall...
- Make markings, then remove each piece from wall/mark screw locations
- Vinyl wrap each piece on bench, shrink wrap till satisfied

So once bench heat wrapped, everything is nice and tight, then screw it back onto wall (into stud)

Correct, now you may wonder, now there're all these ugly fastener screw heads sticking out... This is what I'm willing to live with; for having a tight, clean edge full piece wrap, over trying to heat wrap and cut trim on the wall.

All these extra small discarded corner pieces...

Cut them in little circles

Match the grain pattern, then pretty much melt these little screw covers on as a patch.

I figure if store bought furniture are allow to have those round plastic caps over screws as a professional product, why couldn't I accept this as a "look"

It's not a big mezzanine (23' by 20'), so it's only about 150-160' ish of linear feet, so give or take 30-40 screw hole stickers to deal with... (not sure if I'll follow this on main floor baseboard)

By the time I figured this was going to be my final product, it was already 2am, and I only had 10% done, just the part in the photo. (still got to redo the bathroom border, and the rest), but now I know what I want to do it should go smoother.

At least I really got a chance to use the rainhat afterwards that night.

 

[BoilermakerFan]

BoilermarkerFan Great topic and observation, I ask myself this everytime I do DIY projects like these. Eats up so much spare time, in a way I guess even though I get annoyed with projects, but can be viewed as a hobby in a twisted way. Of course without getting into a storybook, I guess it's just I don't like unfinished business (projects)... just get it done, then once it's done, then I'd just sit on the couch (on my days off), sleep, eat, do nothing.

<snip>

I'll miss this house/reno when sold, on a brief scale, just some things within family that requires me to downsize to be the better choice than keeping.

Aiming to downsize from triple detached residential, is what caused me to confirm to purchase "The Vaults" garage condo for private space. (no comparsion to "should had kept that industrial bay", I got annoyed with running that business operation for 3 years, and operating expenses were more to keep it as a private play shop (little under twice the size as garage condo), plus location were completely 25-35 km from each other. At the time, selling the industrial bay (say 5-6 years ago), was still a very non-regretful thing.

Moving forward, correct, I'm only putting into the garage condo (my labour, money on goodies, money on professional labour that I can't remove) will be things I won't "regret"... I guess I'm looking at these projects as more real estate transactions (if someone pays for what I spend/covers some of my DIY labour) I'm willing to move on. Where as once I start putting real passion into it, adding crazy designs, crazy non-removable products, those would become long term commitments.

Sorry for long wordy post, I'll make next post on my baseboard work from 2 nights ago.

Ah, the family requirements makes total sense for selling and I didn't realize you had already planned to sell the house when you bought the Vault. It makes sense now.

And I wasn't even mentioning or comparing the commercial/industrial condo space... that made perfect sense to me.


Some DIY projects I really enjoy, some I loathe but I'm too cheap to hire it out because I know it's a simple job that I can do, even if I don't like doing it.

On the flip side, this spring I plan to hire a landscaping company to come in and do the majority of the work in our backyard. I'm fully capable of doing the work, but what would take me 3-5+ weekends of back breaking manual labor, they can do in 4-5 days with machines and college kids. I did landscaping in high school, I know how to do it right, but the older I get the less I enjoy it. I decided this time around, I'll pay to have it done so the family can go do something fun on those weekends.

I found it interesting that you hate the little patch jobs. There so quick and easy to do... and in my case, they make the wife so happy when they're done that I knock them out right away.

 

[BoilermakerFan]

The baseboards look great!

But I have a 3rd solution for you if the patches start to bother you...

Mark the walls where the top edge of the trim will be. Put a flat bottomed screw into the stud at a precise distance down from the line, say 25mm. Measure each screw location from one fixed point like a corner... Then use a keyhole router bit on the back side of the trim. A little jig would allow you to precisely put the keyhole slot where it needs to be and stop at precisely the right spot for the top of the screw location. Then you can just pop the trim on the wall and push it down to lock it in place. Nice tight wrap, no holes.

And if you ever decide to change the floor, you just pop the trim off and it will go right back on again.

 

[TomcoPDR]

The baseboards look great!

But I have a 3rd solution for you if the patches start to bother you...

Mark the walls where the top edge of the trim will be. Put a flat bottomed screw into the stud at a precise distance down from the line, say 25mm. Measure each screw location from one fixed point like a corner... Then use a keyhole router bit on the back side of the trim. A little jig would allow you to precisely put the keyhole slot where it needs to be and stop at precisely the right spot for the top of the screw location. Then you can just pop the trim on the wall and push it down to lock it in place. Nice tight wrap, no holes.

And if you ever decide to change the floor, you just pop the trim off and it will go right back on again.

BoilermakerFan Wow, props for this concept for the baseboard... Just for now, I'm going to see how the plugs are going to look/bother me, lol.

Been chipping away at the stairs Vinyl Planks. Down to the wire, last 7 steps, got nosing cut and filed, as well as joining planks labeled, measured, cut, ready for glueing.

I'd say just 5-6 more "hobby man's labour" hours and it'll be done, hanging out, grabbing lunch, play on the phone, daydream with designs. (i.e. versus a professional would prob be done in 1-2 hours)

 

[TomcoPDR]

Just couldn't let go the missing staircase (finishing), and definitely didn't want it to become a forever incomplete task. Went there tonight (10pm... left at 2am)

Bottom kick piece not installed, waiting till spring time after the floor proxy guys/gals are done.

Meanwhile (this was before heading to the garage condo), friends still requesting to get their cars fixed. It's a weird feeling. All my tools are at garage condo, house garage barely has anything. (night before, I pre-brought tools home knowing what the job entails to; friend was closer to the house than warehouse)

You'd be surprise how much a simple screw driver or pair pliers can be useful around the house.

Here's my make shift enclosure for the steam shower, at least till real glass gets installed, which is being cut as we speak, glass installer placed hardware order from distributor.

 

[BoilermakerFan]

Man, I would hate to fall down those stairs, but they look great.

 

[drivesitfar]

Tom: for somebody that hates the detail work you do a great job. those stairs look fantastic and i bet the pros couldn't do a better job. speed comes with repeating the same job over and over, but also if you are not as concerned with waste or left overs it goes quicker too so i'd bet your work would be right up there with them as far as time to do the job if that mattered.

i probably would have put real wood with a stain/finish instead of going to all the work of doing that vinyl, but yours looks great and nice solution for the black screw heads. i think after you get your stuff and things to a living situation and start using the space you will smile every time you see the work you did and not be so critical.

are you still up in the air about whether the steam shower with a bench seat was a good purchase and idea to own or looking forward to having it usable so you can use it soon?

still thinking about selling it and moving to one with windows?

you might want to buy yourself a small toolbox to grab to have for home repairs or on the road repairs to save yourself or friends in need and i bet you'll put something together shortly once your remodeling chores are done.

cheers and if it makes any difference I LOVE YOUR NEW GARAGE CONDO and wish i had one.

 

[55cadillacking]

Ooh wee! Things are looking good for my return visit!

 

[TomcoPDR]

Ooh wee! Things are looking good for my return visit!

Bring swimming trunks for steam shower

Tom: for somebody that hates the detail work you do a great job. those stairs look fantastic and i bet the pros couldn't do a better job. speed comes with repeating the same job over and over, but also if you are not as concerned with waste or left overs it goes quicker too so i'd bet your work would be right up there with them as far as time to do the job if that mattered.

i probably would have put real wood with a stain/finish instead of going to all the work of doing that vinyl, but yours looks great and nice solution for the black screw heads. i think after you get your stuff and things to a living situation and start using the space you will smile every time you see the work you did and not be so critical.

are you still up in the air about whether the steam shower with a bench seat was a good purchase and idea to own or looking forward to having it usable so you can use it soon?

still thinking about selling it and moving to one with windows?

you might want to buy yourself a small toolbox to grab to have for home repairs or on the road repairs to save yourself or friends in need and i bet you'll put something together shortly once your remodeling chores are done.

cheers and if it makes any difference I LOVE YOUR NEW GARAGE CONDO and wish i had one.

Oh man, just ghetto-ing the steam shower with plastic wrap, I'm loving it. So can't wait for real glass being finished. Of course that said, it's just "money spent" (not saying "wisely") on fun luxury, I believe this type of finished warehouse will retain 75-89% of what I spent on the shower, to the end selling price. (since you were in the R.E. industry, opinions?; like I don't think it was DIY ghetto done... tiles professionally laid, with pro glass guys coming)

I already have an empty $15.99 type of handyman plastic tool boxes laying around;.... AT the garage condo lollololololol... but everytime I leave the garage condo, just too lazy to pack an "ultimate" end all be all temporary set to take home.

I've got my favourite snap-on racheting screw driver (with the bits in handle) at the house, a full socket set with broken lock tap too. But, not the same as having access to "all you've got"

lol, there's always thoughts of improvements, in reference to thinking about moving to a unit with the mezzanine window. We all learn from experience, mistakes, etc... There're a few things if the money works (i.e. if someone wanted a unit NOW, and don't want to wait for Phase 2 which I think won't be ready till August 2018)... I'd pack my stuff in seacan (Pods), willing to wait and start designing a new unit all over again. (but, again, money talks, money has to make sense; which also means times I've spent organizing what my unit looks like needs to make sense too, I guess "goodwill" in business terms)

Well, one vacant phase 1 still listed, so getting a premium return within 6 months, ain't gonna happen imo.

But say I had a chance to get compensated at price I like for mine: here are some things I'd do to the new window mezzanine unit lol...

- build a combo soaker bathtub over looking out the mezzanine window, and then the steam shower box (which can go smaller)
- The I-beam used for the mezzanine, double that up, so that I can just add a trolley to hoist things (that A-frame crane hoist is really annoying right now, I don't do engine swaps neither, purely for pulling truck topper)
- Change the stairs layout. Either an "L" shape approach, or a "U" (yes, that'll burn a lot of space), something to make the factory spec not as steep.

Man, I would hate to fall down those stairs, but they look great.

So tempted to add a fireman pole. Initially should had got the builder to add one of those Princess Auto, Harbor Freight $200 motor cable hook hoist on the ceiling, ledge of pony wall. So heavy hauling all those materials by hand.

 

[drivesitfar]

TOM: REAL ESTATE is sort of a general term for some very specific properties. I was in land development and building new homes the last half of my 30 years as a full time Realtor. that said pricing on one side of our state was about 1/3 or 1/4 of what it was on the other side of our state. some areas in even the same city are different pricing so i'll leave the pricing and marketing of your area to you cause you have done a lot of research.

what i can say is some sort of EXTRAVAGANT ITEMS like maybe a STEAM SHOWER in a garage might not just be liked by you and if the market makes a turn and suddenly several garages go up for sale maybe it might make yours be the one to sell.

you've always said you got a great value in your purchase, but there are several large costs involved in buying and selling as you might already know besides the REALTOR'S COMMISSIONS that you'd have to figure in. we used to figure in about 3% costs that didn't include commissions such as title, taxes, escrow or lawyer and several other costs.

i think you are going to maybe get some quality time in that shower after a hard day in the shop or maybe some fun too and i'll let you figure out what i mean.

move into your shop and enjoy it for now cause you've barely got it finished. wouldn't it be nice to pull in and do a few misc. jobs and maybe go upstairs and watch a game or movie either by yourself or with a friend or two.

cheers and hope you have a fun weekend planned cause i'm sure your weather is getting worse as is ours now.

 

[pmason0]

Nice projects, some great ideas for my unit, thanks.

 

[TomcoPDR]

Nice projects, some great ideas for my unit, thanks.

Nothing fancy or out of ordinary, but thought I'd put in my fair share of contribution.

TOM: move into your shop and enjoy it for now cause you've barely got it finished. wouldn't it be nice to pull in and do a few misc. jobs and maybe go upstairs and watch a game or movie either by yourself or with a friend or two.

cheers and hope you have a fun weekend planned cause i'm sure your weather is getting worse as is ours now.

Thanks drivesitfar, yes of course and don't get me wrong I'm very greatful being able to play and explorer with a small garage condo unit, test the waters (I really still like working/playing in a large dealership/bodyshop/big warehouse environment though). But I promise, I won't do anything irrational like leaving (selling) my unit anytime "soon" (perspective I guess), packing my stuff in shipping containers, and pre-order the window-mezzanine units (phase 2 I really don't think can move in till July, 2018; Phase 3 across; I doubt will get possession till end of 2019)


October 28, 2017 Was on the road last week working... went to get my tools at the Vaults, concept is definitely cool (pretending I'm living in some 500 sqft downtown apartment); yes, except right now, I'm still in the suburb house with detach 550 sqft triple (that's empty, lol)

These are phase 2 from last week before heading to work out of town.

Came back in town this afternoon (Oct 28, 2017), unloading my tools back in the Vaults.

Pulling up to a painted phase 2 exterior facing wall. (yes, I'm sorry to bring this up, AGAIN)... I'm so envious of these owners (south facing), and north facing phase 3 owners being able to have some scenic view relaxing in their mezzanine area.

And it looks like this week being away, they've been installing garage doors on phase 2 units. As well as the metal man-door framing into concrete opening.

Poor photo, I'll get more next time I'm up... this is the only unit with this measurement within the complex. It's a square unit (ours are narrow 24' width only; this one is 30-32', and 45-50' deep); really useful parking cars sideways and independently going in/out garage door, where as ours are tandem. And lol, notice dual window on upper level. Good thing it's sold, no chance itching to switch here.

Unloaded tools... being a subtrade, we pay all our own expenses, and hotels up here (in Canada), are $120-150 Cdn to clear nightly (they do these tourism tax, government tax, hotel service fees, etc...; even if you're resident within same State/Province) Normally without the garage condo I wouldn't bother, but now, I gotta save every chance I get. So I snagged some bathroom essentials goodies.

Played around for a few hours before meeting up with friends for dinner... so continued with the bar/kitchen. (still haven't finished baseboards, just chipping away slowly)

Still using the no frills, practical approach. Really don't want cost to get out of hands if I mimic residential kitchen fixtures. So just going to life-hack and wing it. Just a cheapo Ikea kitchen. (notice the fridge door swing in the after pic)

For those that went through this unorganized thread, using up these pipe fasteners on the kitchenette, that was left over from the triple detached house garage project.

Notice the fridge door swing, just had to switch it... I know my reno work (garage) isn't high end or luxury build, but I just like doing tiny little detail stuff that makes me more comfy or easy on the eyes, easy on the mind. (Yes, I've said in thread before doing these little things annoy the **** outta me; but not doing them, annoys me more, if that makes sense)

Lastly, repeat photo more or less. But I like this view, the industrial looking ceiling with the community utility services running through my unit.

 

[drivesitfar]

Tom: it's funny how you spared NO EXPENSE on the shower and you are putting it a sort of temp kitchen. i do understand and especially since you still own your house so hope it works for the basics.

are the new shower doors on yet or are they on back order and will be installed in a week or two?

one thing you can do instead of worry about the little bit of view you'd get from having some windows is to check out the costs of a HUGE BIG SCREEN that maybe has changing scenery and doubles as a HUGE TV for games and movies if you have the time to watch any.

enjoy your new digs and keep dreaming cause you are at a stage you were not at a year or two ago.

cheers

 

[TomcoPDR]

Tom: it's funny how you spared NO EXPENSE on the shower and you are putting it a sort of temp kitchen. i do understand and especially since you still own your house so hope it works for the basics.

are the new shower doors on yet or are they on back order and will be installed in a week or two?

one thing you can do instead of worry about the little bit of view you'd get from having some windows is to check out the costs of a HUGE BIG SCREEN that maybe has changing scenery and doubles as a HUGE TV for games and movies if you have the time to watch any.

enjoy your new digs and keep dreaming cause you are at a stage you were not at a year or two ago.

cheers

drivesitfar I'm going to honor your as the godfather of GJ. Man, you're so awesome actually reading into specific details of threads. Remembers speciality of everyone's projects.

For that, thanks so much for being in tune of this build. lol

Ok, here are some detailed answer to your comments. Yes, lol I'm on the same page as you... I find it comical to go all out on the steam shower (within my league, I'm sure some would build it more grand; but this is what I'm comfortable spending, it was still quite a bit, imo) With the temp kitchen, I figure once I finalized my move (downsizing from a bungalow to apartment), I can always rip the kitchen, and install some Home Depot/ Lowes discounted $900-1,500 kitchen set. I haven't screwed anything to the floors, the sink drain pvc pipe I didn't even put that yellow pipe cement to the wall "rough in" lol (like all the other pipes that'll get toss have glue/cement, only the connection going into the wall)

The glass contractor that developer uses has measured, and already placed order to their manufacturer with these measurements. Hardware ordered, etc... Part of the reason I went with the developer's glass contractor is, I'm comfortable with developer key persons having a keypad code to my unit; and this glass contractor only works business hours 8-5 let's say. In a way, developer is always on site, so even though glass guys are now "my hire", but peace of mind, or level of trust, just acts as if glass contractor is working on any other regular "bay unit"

You bet, every few days I get up to the garage condo, walking up the stairs, hoping to turn around and glassed shower magically appears. In terms of ETA, who knows... lol... For fun projects I'm lazy, on a "meh, whatever" level. I'll say it again, good thing it's not like a business operation that has time sensitivity to pass city code before I can start my coffee shop/auto shop/retail store or something.

For now this will do, lol

I'm not worry about anyone able to peak in... This look out opening, the glass will have tint built in (the same tint used on the outside window)... I doubt the residences (I'd say 2-3 miles away) would spend big $$ on quality binoculars on me.

And you beat me to posting it, about theater projector screen on big windows. About 6 weeks ago, there was a sale on a 150" diagonal motorized projector screen. (so 10-12' across... the total window area I'd say 16' so I'd have to add another household shade to match it)

Been sitting in the warehouse. Just waiting to hire electrician only "once or twice more" (i.e. got some lighting, outlets list for electrician)... this thing is 100 lbs. So need to time it to minimize skylift hours/days and make sure I've pre purchase extra safety chains for them to fasten as well.

This might explain a little about my actions of "watching my spending" here and there. The steam shower, I'm not worry, I've already purposely head to the warehouse at night, reno/play around for 4-5 hours, get all dusty and dirty, then shower and half *** steam shower with these plastic covers, before handing home.

 

[drivesitfar]

TOM: thanks for the KUDOS on the GODFATHER OF GJ comment which i think was a compliment.

good for your getting a movie theater size screen for your unit. WELL DONE finding it on sale too!!

keep up the good work and never quit DREAMING A BIT cause it's good for your health especially when you have considered your bank account to budget where you need to.

good luck and hope you get the glass shower doors soon and hope they work like they are supposed to.

 

[TomcoPDR]

Nov 6, 2017 3:45am (lol), home from the garage condo. In my off season from work, so loving the whatever hours (usually after dinner time) to play around up there.

drivesitfar... now that I'm done what I wanted, the main reason for my "wing it" build with the Ikea low budget kitchen area is this... I was a little embarrassed to post it during the process (i.e. in case end result didn't turn out nice).

So about 8 weeks ago, there was an auction plastered on my FB feed. I wanted ONE, (ONE 1), table to be my mezzanine office. So I put my credit card deposit to the auction site, placed my bid for the office table. Two days after, I get an email saying auction has refunded my deposit, then another email saying congratulations on your winning items here's your invoice what we charged your credit card, etc.. I clicked on it, it was 10 times what I bidded for the office desk/table. Was all wtf.

As it turns out, I was bidding for a LOT of 9 nine tables. And my price input was the price I was willing to pay for EACH. So that was the embarrassing part I didn't wanna write about initially.

So for 1.5 months, I was stuck with 9, five foot long commercial office grade desks (dense MDF, 1" thick; 50-60 lbs). Here are the pics from the end of summer picking them up at the auction office building. Had to manually remove legs so they'll all fit in my baby truck box 5.5' crewcab (went home to get power driver of course), each legs had 8 hex bolts, so each desk had 32 fine thread screws; times 9 tables.

So what the heck did I do with them? (9 large desks?) Well, lets count them down. (if you'll go back to few posts back, you'll see them as work stations)

Table 1 of 9: The roughest one, used it as a cutting board for the vinyl floors, built plywood stoppers so I can lay vinyl floor planks and just heavy razor blade away. Currently work bench for mitre saw and chop saw.

Table 2 and 3 of 9: In the house triple detach. Can be used when we move for garage sale table, and sell the tables itself, can be used as temp inside house table as we break down household furnishings.

Table 4 and 5 of 9: (repeat photo), currently holding that 100 lbs. motorized 150" projector screen.

Table 6 and 7 of 9: (yes, I know my build is more "utility use"; than luxury, but to me, I can slowly upgrade to more luxury furnishings later on)... used as office desk as originally intended of the ONE table I thought I bidded on. I'm designing my layout like this, cause I like to have my office kinda as a private area, getting partially "enclosed" into my own world.

Lastly tables 8 and 9 of 9... tonight's little relax time project at the garage condo.... (the conclusion of going with the cheapo/temp Ikea kitchen design, with Princess Auto/ Harbour Frieght steel racks as lower cabinets)... I'm posting this now, because I was afraid it was going to turn out extremely laughable. Of course tooting my own horn here, I think my re-purposing 9 accidental auction office desks, the kitchen didn't turn out "too bad". Nope, nothing fancy (I'll re use some other stuff for upper shelves, upper cabinets)

Had to spend some money on Vinyl wrap, now that I got some experience from the white carbon fibre for baseboards under my belt.

Posting a shameless plug for VviVid Vinyls. The white carbon fibre wasn't bad, so went with them again. They're nice enough to send free samples (usually cost $ on their site). Hopefully I'll get some free stuff cause of this post lol

So I bought 2 rolls. Dark wood grain look (kinda looks like the Vinyl floor planks in black), and the gun metal brush steel look... It was a tough choice once I mocked two samples up trying to visualize. In the end, dark wood grain.

I've said it before with doing vinyl for baseboards... Props to individuals who install these vinyl wraps on vehicles (or whatever professionals do with these). For a 110% flawless look for (no) air bubbles, perfect cuts, trimming around the corners, how the edge will look etc. Hats off, and of course I'm not gonna post my "flaw ful" edges lol.

Night night all. zzzzzzzzz

 

[shortykorte]

Yep it helps knowing the auction lingo. Great repurpose of tables. Down the road maybe you can cut them down for shelves.


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[TomcoPDR]

Yep it helps knowing the auction lingo.

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From the relatively cheap ($$$ 3-figure) lesson learned on these desk/tables, to that I say...

 

[drivesitfar]

Tom: Auctions can be a COLLEGE TYPE EDUCATION class on it's own. I've learned unless very cheap or very well described or new with a guarantee that if i can't touch it and/or know the auction company i'd probably be ok without it.

that said i bet you could get some of your money back just by putting a few of the tables on your local KIIJI or whatever your version of Craigslist is. or like you've already done find some re purposing for them.

i bet you are looking forward to the new glass shower doors to really test out the STEAM cause i would be especially since i bet you are starting to get snow again.

cheers

 

[TomcoPDR]

Definitely just coasting now, with the winter upon us. Got there around dawn, first thing, noticed the developer patching backwall to shower plumbing issues (where faucet manufacturer messed up sending wrong stuff; still no words from manufacturer where their rep came out and said: "sorry, we'll take care of you for all this trouble/annoyance") I could care less in this particular build (I had to switch up my final product, from the original picked out design, not sure if I ended up with cheaper $ priced product or maybe I got an automatic upgrade)... but at least the faucet manufacturer should throw some pizzas to the development for lunch or something.

Going to miss this view when the phase buildings across get completed (phase 2 is to the left)

Just tossing the old old old 42" TV upstairs (to the followers, you might recongize this TV as the secondary from the triple detach). Every nuts and bolts I've already have from just having a particular spare box for TV mounting related.

I'm liking this corner (non automotive greasy) work area, could easily make some space for (ammo) reloading.

For sure this is only a "temp" once again, everything installed was already laying around from the house. (the mount, TV, nuts bolts). It was more or less "why not". Tempted to plagiarise Greg_STL's butting up 4 TV's, but again, kinda plagiarising. So maybe just a Costco $1,500-2,000 ish (Cdn) current 4k 55-60". Then combined with the 150" projector screen at bay door.

Actually don't want TV too big in this area (I think 60" will be enough; nothing bigger), still got to bring one of these to the garage condo (planning to put on the left, railing corner), and the other one to the future (not purchased) residential apartment. Just can't decided which one I want at diff locations. Man, I'm gonna miss the bungalow.

And then this is the problem when you get into a schedule of past midnight... developer designer threw me a text in the morning 8am.. didn't get replying till 11. Shouldn't had Netflix binge when I got home from garage condo.

Well, in theory shower glass in progress as of this. Not sure if it's an industry where it's a 8hr job or 2-3 days. Definitely going up there later tonight or tmr night.