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

[drivesitfar]

Tom: I love the before and after pics and you are doing great work tiling up your old garage.

yep I have a fair amount of supplies or stuff to work with and some days it's a blessing and most times it's a bit of the opposite trying to Organize it so I can find what i'm looking for. also when you pick up stuff it's hard to pick up EXCESS that doesn't usually have a spot or place which makes my FSD worse.

rolling bucket caddies look great and probably work for tools and other stuff besides buckets of liquids.

keep up the great work and I hope it's getting warm now cause you deserve some sun and FREE VITAMIN D.

cheers and have a great weekend.

 

[Jagmandave]

Did you get the last piece of tile in under the garage door rail? I was going to suggest that rather than fit the tile around the rail, just get your angle grinder in there and cut off the last 1/2" or so of the rail so it matches the others, then slide the tile under it like you did the other ones?

 

[TomcoPDR]

That looks deadly!

Gonna be going straight over to the man door side? Or is that staying like is until the mezzanine is done.

Yeah, leaving that mandoor laneway, until the mezzanine (the city wants a hallway corridor, if I want a mezzanine; for fire code escape distance)

Tom: I love the before and after pics and you are doing great work tiling up your old garage.

yep I have a fair amount of supplies or stuff to work with and some days it's a blessing and most times it's a bit of the opposite trying to Organize it so I can find what i'm looking for. also when you pick up stuff it's hard to pick up EXCESS that doesn't usually have a spot or place which makes my FSD worse.

rolling bucket caddies look great and probably work for tools and other stuff besides buckets of liquids.

keep up the great work and I hope it's getting warm now cause you deserve some sun and FREE VITAMIN D.

cheers and have a great weekend.

Just ordered a small handheld Graco paint sprayer... Gonna tackle the ceiling (just flat black "dryfall")

Did you get the last piece of tile in under the garage door rail? I was going to suggest that rather than fit the tile around the rail, just get your angle grinder in there and cut off the last 1/2" or so of the rail so it matches the others, then slide the tile under it like you did the other ones?

So there're 4 rails (between two doors)

I just did whatever was convenient at the time of measuring lol.. since I got the attitude that this is going to be used as a shop anyways, and not a higher end home or like a bontique garage condo.

So some, I was able to trace it, and hand grinder the curve; where the rail touches the ground

This one, the rail was really raised... so exactly, I just cut it with straight cuts, and just hand shaped the grout to make it look decent

One last piece by the mandoor, but I have to wait till a corridor hallway gets built, probably same lumber order as the mezzanine

I was dreading this task since moving in, so my second garage door was blocked by the intake ducting of the roof air make up unit. The last owner wasn't automotive, (furniture restoration) so he never needed both garage doors.

So climbed up on the scaffold, and grinded down probably 20-30 years of sawdust filled vent deflector.

Now I can have 2 garage doors in a small bay unit, there are hard to see nowadays. Usually bays are long and narrow with 1 garage door.

I'd say this $500-600 scaffold purchase will pay for itself during this reno. Gonna do the ceiling myself, or if trades (electrician) needs to use it, I know not as mobile as a scissor lift.

 

[drivesitfar]

Tom: I wonder if insulating that ceiling would help keep your garage a bit more toasty and maybe pay for itself in a few years? or is heating oil or gas so cheap in your part of the world that you just turn the heat on and let it burn?

great work so far and i'm probably going to buy scaffolding myself for some work around my house cause falling off a ladder at my age doesn't seem like i might bounce as well as i used to.

cheers and have a great weekend.

 

[TomcoPDR]

Tom: I wonder if insulating that ceiling would help keep your garage a bit more toasty and maybe pay for itself in a few years? or is heating oil or gas so cheap in your part of the world that you just turn the heat on and let it burn?

great work so far and i'm probably going to buy scaffolding myself for some work around my house cause falling off a ladder at my age doesn't seem like i might bounce as well as i used to.

cheers and have a great weekend.

Drives I’m sure you’ll be able to find great deals on scaffolding thru your hunts. It might not seem like much (up on second platform I’d take a guess I’d be up 10-12’ which is child’s play to guys building 30’ mega warehouses. But at 12’ up there, lol, my feet still shakes, not gonna lie)


I’ve had tons of advice, discussions about roof insulation in commercial industrial properties (way before when I owned the first when I was younger, Into the days I was not invested in them, to current neighbours giving advice). The consensus tho, it depends on the operations, in automotive and cold climates, anytime we open that garage door makes the insulation a moot-point. Meaning, you operate a business knowing burning gas (furnace) is part of business cost, and just turn up the heat to warm up the humans working inside, then when the building isn’t being occupy, turn it down (to a point your pipes don’t freeze)

Now if it was an industrial where it’s converted to a CrossFit gym (where 95% of times garage door isn’t open; open during summers), the cost in insulation and usage would make sense.

In sum, lol, The consensus is rate of return, for small automotive shop like this wouldn’t make sense to spend the $4-5/sqft, at 2,000 sqft. For this property at least or for my intended use (ie. planning to run some business income, if the shop is busy making money and guys/gals bringing $ in, sure by all means turn it up as high as you guys want, the numbers will work out, but if there isn’t $ work, then it won’t make sense to even keep the property and keeping it warm like you would in a house). Even a newer 2017 built Vaults garage condo, the builder didn’t spray ceiling with insulation over the tin roof.

A more cost efficient way to get most out of the heaters/gas usage, would be to install some ceiling fans to circulate the heat. From other warehouse building owners opinions.

 

[TomcoPDR]

Urgh, so spent the day at The Vaults garage condo (mentally, I'm so out of there, lol)… but it was nice to see some of the familiar trades faces I've met there along these years, the drywallers, plumber, framers, etc. Social distanced chatted a bit with them, saw some garage condo neighbours.

So bought up a couple tools.

So when I was on the gung-ho trail laying tiles at the garage condo, I totally forgotten/ignorant about not having MOVEMENT joints. (expansion joints in concrete slabs, from what I understand, is separated by putting down those orange Schluter Ditre uncoupling membrane); but movement joints, if I understand the termology, is shifting of the tiles.

Thanks to the tile pros reading this and not busting me earlier.

So the thought of tiles popping, and not making an attempt to fix/or doing it proper just bugs me. Yes, the perimeter (against the walls) has 1/4" gaps (just like you would installing hardwood or laminate), but in the middle, I understand 20'x20' areas should have relief joints.

When I flew to California in February (before lockdowns of cities)… I was so in awww staring at the airport movement joints, with nice expensive rubbery materials

Kicking myself that I should had known better with all the informative threads on GJ from members doing porcelain talk about "Respect the Joint"... lol, I did not respect the joint at the garage condo, I'm sorry guys. (For the 1968 cinderblock warehouse, yes, I left 1/4" gaps, didn't grout, and went straight to silicon; just didn't cover the topic with photos)


So that's not the case with the garage condo, so gotta pay my dues. Went back, and to use these oscillating tool with grout removing tool... did over 100' (24' width bay did two lines, and the length is 50')

So just divided it up in 6 sections... so hopefully it'll give it some space to breathe if needed.

$20/tube the manufacturer says color will get darker as it ages. Did 8 tubes at the 1968 warehouse (since it's 1/4" gap, and 3/8" deep)… with this, I removed the grout as much as my hands can handle these vibrating tools (getting old here), and it's only 1/8" grout line... so all this only took 1 tube. Hope it'll work, but at least I've thinned out and weakened the grout where movement joint is suppose to be.

Sorry pros, for missing this very important step at the garage condo. (again, for the 1968 warehouse, I've accounted for it, and didn't need to work backwards grinding grout, horrible task btw)

 

[PhantomEB]

Where do I pick up that stuff? I think I should just fill in my cuts in the garage floor with similar but same time it’s nice to control water etc to the quadrants.

 

[TomcoPDR]

Where do I pick up that stuff? I think I should just fill in my cuts in the garage floor with similar but same time it’s nice to control water etc to the quadrants.

The place is called Shamrock flooring; they got two locations. South is by blackfoot. North one is McKnight (closest to you)

They got tons of colour choices. The color rite brand I guess custom mixes silicon to match grout colours. So see how my grout is “grey”, as I’m squeezing these $20/tube “custom grey” liquid gold, I ponder could I had gotten away with just using Home Depot kitchen/bath grey colour silicon instead. (Like different if you’re matching orange, lime, yellow grout or something)

I did silicon because I didn’t want to spend $$$$$ on those Schluter movement joint transitions, it’s so pricey

 

[drivesitfar]

Tom: thanks for posting that cause while the PROS per se might know all the expansion joint guidelines some of us so called DIY guys don't do this often enough to remember all the this and thats.

sounds like you are trying to sell the Vaults garage condo or are you just getting ready to lease it so maybe you can keep it for later when your lifestyle might REALLY WANT IT?

hard to believe you guys that have temps outside in the -40 degree don't insulate your ceilings. i've heard that some repair shops have good heating systems that run on old oil so if you do a lot of oil changes it might be sort of FREE HEAT so to speak. that said I've also heard that the day or two a year when they clean those heaters it's a PITA (just saying).

getting warmer?

 

[TomcoPDR]

Tom: thanks for posting that cause while the PROS per se might know all the expansion joint guidelines some of us so called DIY guys don't do this often enough to remember all the this and thats.

sounds like you are trying to sell the Vaults garage condo or are you just getting ready to lease it so maybe you can keep it for later when your lifestyle might REALLY WANT IT?

hard to believe you guys that have temps outside in the -40 degree don't insulate your ceilings. i've heard that some repair shops have good heating systems that run on old oil so if you do a lot of oil changes it might be sort of FREE HEAT so to speak. that said I've also heard that the day or two a year when they clean those heaters it's a PITA (just saying).

getting warmer?

The garage condo, yeah it’s a weird situation. Available for sale/rent, I’ve sent an internal “hoa” memo if you will, see if current owners need some short term space. Because Of Covid, there was one owner that’s having a custom car ordered (so he would rent mine to tuck his unsightly RV or storage for example), but the factory building his car shut down/slowed down for example.

So yeah just got to sit tight on it, and lol seeing how our province is oil dependent (in my humble opinion), and I’m sure GJ folks are educated and see where oil is at these days lol. Garage condo right now, is more of a shoulder shrug emoji to have answers lol

Yeah lifestyle wise garage condos are cool (and hey, if the real work shop doesn’t make sense, as in I can’t get income traction to make it work and go back to working for someone else as a contractor, I can always also sell the real shop instead)... of course for now if I can sell off garage condo I’m all for it, and not paying fees empty-ly


Yeah, those used oil burners, I’ve had a consulting session with a brand in 2009... issues are, they’re $$ 5-figures (or when you account installing and out fitting properly)... and yesssss you know your stuff Drives, the maintenance in them, let alone you literally need to be a quick lube shop to get use out of them.

I actually know 1 shop/ building, where owner has the system (probably dated, and not maintained), but it just sits abandoned, and he’s just using city gas with a Lennox gas heater now lol

 

[drivesitfar]

Tom: since it was below freezing in your part of the world when all this C19 happened i'm guessing other than all the preventative stuff going on that there really wasn't much of an issue in your area?

sorry to hear your potential renter's car couldn't be shipped or finished because of this PANIC OF 2020.

too bad they don't outlaw fast food and soda/pop cause OBESITY kills a lot more people than this C19 or probably any disease will.

what gets me is the soldiers in our area can't use THEIR OWN GYM ON THEIR BASE among other things.

your 1968 garage is coming along nicely and do you have a target date to be finished and have your doors open for business?

 

[PhantomEB]

Nope our City has the 75% rate out of all the C19 cases in the province....too many idiots thinking they are essential or invincible.

 

[TomcoPDR]

Nope our City has the 75% rate out of all the C19 cases in the province....too many idiots thinking they are essential or invincible.

It is brutal. Everyone is just out and hanging.

 

[PhantomEB]

Yep when we go out it’s pretty much just her for her job at Global News, and Groceries. Me it’s just when I need something at Home Depot, Canadian Tire or Princess Auto. And that’s with mask and hand sanitizer on hand all the time. Ain’t been south of Deerfoot City in a month, other than my folks place who I know are safe as they been isolated with the exception of me for the whole duration.

 

[TomcoPDR]

Yep when we go out it’s pretty much just her for her job at Global News, and Groceries. Me it’s just when I need something at Home Depot, Canadian Tire or Princess Auto. And that’s with mask and hand sanitizer on hand all the time. Ain’t been south of Deerfoot City in a month, other than my folks place who I know are safe as they been isolated with the exception of me for the whole duration.

Are you a gun guy Phantom? To our American neighbours here, what a sad day in Canadian history, in my humble opinion. So, unfortunately we don't have the 2nd amendment, I won't post link of the topic (I'm not a complete tinfoil hat guy, but still got to becareful with the age of A.I.'s and gov monitoring)… so our government announced changes to the way, actually, American friends, we're getting disarmed by our supreme leader; makes me keep an open mind if I qualify to make my way down south lol, might not be California tho, that State is a different beast on it's own. Urgh, I've got some stuff (won't talk about it here), that's pretty much expensive $$ paperweight as of this post. I'll leave the topic light, in case firearms offends some.



Back to the 1968 Warehouse


Last week was at the warehouse car washing, I thought, ahhh what the hell, might as well try this bottle of rust oil rub... (this bottle, I got, from ordering Auto Dent repair tools, my professional tools are all rusted up, I'm just one of those old school techs, I won't spend on new flashy toys, if the old ones do the same things) So this is just laying around

Made the sump cover plates more enriched. (this was last week, but today, it's back to normal dusty, so I don't think it works; I guess it'll look good to do it if I was selling the property and before a buyer comes; I'm hoping by the time I sell the property, of course I'll get it powder coated)

Well, I'm on the ceiling now... at least using this "stay home" (self isolation order) situation to get the BULK of the ceiling sprayed.

Got a handheld Graco. Yes I know, the suggestion is, why not just buy a big *** unit and be done within 1 day. Here's my answer: for the future, I can't see myself doing tons of spraying to need a huge 5 gallon pale sprayer, and two, for handheld, I CAN see myself using it more for small random projects... And I'm still actively trying to declutter. (i.e. the shop and work tools is one thing, that relates to work); but if I ever shut down my business, switch trade, move away from Canada, I'd like to think I'd still try to travel with 1 U-haul trailer to wherever I go. (even moving and starting fresh, sometimes you don't want to over bring stuff like table saws, etc... but handheld sprayer like this, you betcha)

The paint is just flat black, the product is call Dryfall (first time as a DIY I've heard of this; obviously pro contractors use this daily)… It's where if your commercial ceiling is over 15' ish (give or take), any over spray in theory is suppose turn to dust or easily wipe-able after 5-6'

To a pro, if the warehouse is completely empty... I can totally see pros with heavy duty sprayer, can get this done within 1 day, no doubt.

But here's another benefit for me doing it without timeless and bits and pieces at a time... I don't think I'd be able to withstand the smell of a full day's spraying of paint. So this is 1 "session" (really 2-3 hours, by the time I pour into the handheld cup from a 1 gallon can); these photos are about 2 gallons; so I think 15 gallons for total 2,000 sqft… 20 gallons for deep full coated (Dryfall product only comes in 5 gallons)

It's actually cool, after cleaning the handheld sprayer, then I'll add in little micro projects (will show you guys one tomorrow), without crazy paint fumes. Notice the vacuum on scaffold, at FIRST I was vacuuming the trusses, but after 1 cup, I'll be honest, I'm like screw it, just gonna sprayer over it. But maybe next spray session, I'll just quickly broom brush the trusses quickly. (Vacuum was too annoying)

 

[shortykorte]

The black ceiling will give the place a modern look but I think that’s what your shooting for right?. Pun intended. Lol.

Unfortunately, with more cameras and computer/internet sniffing, more control, everywhere is becoming Big Brother. The future will be interesting.


Shorty Korte
Always remember quality in QST

Sent from my iPhone using Garage Journal

 

[PhantomEB]

I hold both my Restricted and Non Restricted PAL’s. Own no guns but am a Responsible Firearms user supporter. My brother and a few buddies are the Gun Nutz......I am more into Crossbows, got a few arrows downstairs and intend to pick up a Crossbow soon. I have a fireboard drywalled space somewhere to be my bug out space.

All this **** is truly Trudeau’s hit on our democracy, has nothing to do with safety. If he really wanted to fight the Illegal gun ****, heavy heavy fines and jail time would go farther than this gun grab. The AR15 has been banned in Canada since 1979 except for target shooting for crying out loud.

I am sure there’s a lot of old school farmers going he don’t know about this gun and that gun that was handed down to me from daddy and grandpa, they don’t know about it and they sure ain’t gonna!

The black ceiling is sure gonna add a taste of class to that warehouse!

 

[Pressingonward]

That little handheld sprayer looks like a handy tool.

Sorry to hear about the latest gun grab. They keep trying to do the same here in Washington state, but we do have the second ammendment for which I am thankful.

 

[TomcoPDR]

That little handheld sprayer looks like a handy tool.

Sorry to hear about the latest gun grab. They keep trying to do the same here in Washington state, but we do have the second ammendment for which I am thankful.

I hold both my Restricted and Non Restricted PAL’s. Own no guns but am a Responsible Firearms user supporter. My brother and a few buddies are the Gun Nutz......I am more into Crossbows, got a few arrows downstairs and intend to pick up a Crossbow soon. I have a fireboard drywalled space somewhere to be my bug out space.

All this **** is truly Trudeau’s hit on our democracy, has nothing to do with safety. If he really wanted to fight the Illegal gun ****, heavy heavy fines and jail time would go farther than this gun grab. The AR15 has been banned in Canada since 1979 except for target shooting for crying out loud.

I am sure there’s a lot of old school farmers going he don’t know about this gun and that gun that was handed down to me from daddy and grandpa, they don’t know about it and they sure ain’t gonna!

The black ceiling is sure gonna add a taste of class to that warehouse!

The black ceiling will give the place a modern look but I think that’s what your shooting for right?. Pun intended. Lol.

Unfortunately, with more cameras and computer/internet sniffing, more control, everywhere is becoming Big Brother. The future will be interesting.


Shorty Korte
Always remember quality in QST

Sent from my iPhone using Garage Journal

Thanks for the recognition of our country's gun grab ... bless you neighbours down South for your liberty and freedom, don't take that for granted.



Did a ceiling spray session today (I'd say spending 1-3 hours spraying, is good enough for me, the fumes even at low VOC's, and the dust and dryfall falling on my goggles) All the trusses are covered in dust since this used to be a furniture restoration shop for 30-35 years straight. (instead of vacuum, I'm just broom brushing anything down before hitting the sprayer; seems like this will be the only trigger action our country will be getting for the coming future)


Here's a mini project I'm also doing, out of the 2 big rolling steel shelves, testing out building a tool drawer. Everything is REPURPOSE, and laying around.

It's funny, few months ago, I got rid of this cool (store bought, plus vinyl wrapped professionally) tool chest as I've cleared out the Vaults garage condo (lol, no action on that real estate property still but oh well)… But I also can't see myself needing a crazy *** tool chest, sometimes these things get in the way. (for the 1968 warehouse auto appearance shop, need the square footage for more vehicles, or bodypanels being removed to be worked on)

So drawer tracks, and just jimmy-rigged the support for it with random plywood.

And then slap a "facia" on, lol... it's so damn cheesy, but I'll build another one on the other big shelf, so it'll fit more stuff; both of these shelve/work bench, I've outfitted with just common basic tools: wrenches, driver bits, sockets, etc. it's good enough for the industry I do. Don't forget, I'm planning on having a business operation in this 1968 warehouse; and sometimes I might leave the subcontractors or employees at the shop by themselves, and I get pet peeve leaving unlock toolchest to anyone (regardless how cheap my tools are), I hate anyone messing with the way I organize MY toolchest (reference why I sold my decent looking store bought tool chest)

Also a fun reminder, even the drawer slides for this cheesy drawer micro project, is repurposed. Not expecting anyone remembering old posts, but last year when I reno'ed my downtown small condo unit... a friend was throwing out their entire Ikea closet (boards on bottom were rotting/soaked with winter slush)

With the shoe drawers repurposed as wall shelves at the condo

That's where I got my "free" drawer slide for this my current 1968 warehouse work bench drawer project lol... just some flimsy Ikea slides, didn't even spend the $20 bucks at home depot for decent industrial slides. That's how weird I am sometimes


This is session 2 of spraying with a handheld sprayer.

Yes, I know, a real Pro's ONE-day job... I'm probably gonna drag this out into 20-30 sessions lol. To be fair, I have to constantly move my stuff, then I'll plan stuff, then I'll do some stuff with micro projects, etc... I guess just something to do without living in a suburb house with home maintenance stuff.

 

[PhantomEB]

That’s why I made my backyard maintenance free, Ali got to do is pick up after the bulldogs daily. The better half takes care of the garden ****.

Your condo is damn nice too!

 

[TomcoPDR]

Minor bump, nothing new.

1968 warehouse, 2,000 sqft:

- ceiling flat black dryfall spraying put on a hold (I think I should build things out first, paint is last, before the handheld sprayer poop out, I was just trying to do some time filler); of course this will be re-visited and completed

- got the architect to re-draw and re-submit to city for approval; as my "drag on" on reno goes along, C19 of future economy, getting tired since this reno isn't my career job (getting sick of it as a "hobby")… so unfortunately, I'm settling for NO Mezzanine (sorry fellows)… oh and plus, because this small bay is only 1 mandoor (versus 2 mandoor front and back like modern buildings, or with sprinklers), I'm not liking having to build a 4' width fire escape "corridor" hallway if I build a mezzanine

- So the above said, since no 4' width corridor, now I can continue sideways tiling (that's a good 8-10' I left un-tile waiting on the framer)… so now I can do 3-4 rows of the 2'x2' tiles going towards the mandoor lane


(This past weekend): This puts a smile on my face as a DIY hobbyist, but yet, these professional flooring stores somewhat knows me by now (small family own kind of store), between the two warehouses, that they'll get my orders ready to curbside, but even forklift it into the truck. (I'm sure big box stores will do that too, but it's funny, with C19, the big box stores are like 45-1 hour line ups just to get in the door); these "local" (wherever "YOU" are living reading this) are quick, efficient, and friendly... like the days going to the hardware stores with my father in the late 80's - 90's

And now that I've got 70% nice tiled working floor surfaces, a little more proud to tell other auto businesses that knows me (that ones where techs like me used to go mobile into THEIR shops, which I still do if it's smaller jobs), to come check out my reno... So another auto shop brought this work in, I called in a contractor tech to do the work lol (I do the same thing, but I'd rather give him work, make shop money; which is the idea owning a shop lol, and I keep tiling)

lol, notice how my subcontractor just happens to park the car and repair area where the 2 compartment steel sump covers are, he LOVED the flatness of my sump cover leveling work, he didn't even notice as he was working on the vehicle, till I pointed it out during lunch.

 

[shortykorte]

So no mezzanine. Where are supposed to hang out, drink beer and watch you work on cars.

Nice repair on the fender. Seems like today’s metal is somewhere between Tupperware and metal.


Sent from my iPhone using Garage Journal

 

[PhantomEB]

Just build a little rec room where you can put a 32-55” TV and some couches and a lazy boy, complete with a bar and beer fridge, next to the bathroom. Somewhere you can have buds over to watch a game and BS. Tinted glass full height windows around the interior walls so ‘customers can’t see in but you and friends know what’s going on.

Keep it with the Vaults upscale thinking.

 

[TomcoPDR]

So no mezzanine. Where are supposed to hang out, drink beer and watch you work on cars.

Nice repair on the fender. Seems like today’s metal is somewhere between Tupperware and metal.


Sent from my iPhone using Garage Journal

Just build a little rec room where you can put a 32-55” TV and some couches and a lazy boy, complete with a bar and beer fridge, next to the bathroom. Somewhere you can have buds over to watch a game and BS. Tinted glass full height windows around the interior walls so ‘customers can’t see in but you and friends know what’s going on.

Keep it with the Vaults upscale thinking.

Yep there’ll be a linear 10-12’ kitchen against the wall (if electric 220v stove with Hood vent is legal I’ll put it in, architect working on it, if not I’ll use a hot plate, microwave, toaster oven, counter air fryer.)

And here’s the thing I notice, esp for me in small shops like this. Either it’s a 1-2 Person visitor situation. Either we just shooting the ****, or actually working on a project. And then we would get delivery, or go out somewhere to eat.

So with the 1968 urban warehouse as PhantomEB puts it, this is in a downtown industrial district, and it just happens with our province recent few years relax law with micro breweries, there’are like 4-6 of these within a 2-5 km radius from here. I dont drink myself, but I actually have a micro brewery to my back wall (neighbour bay), now I believe their place isn’t approved for food (bar/commercial kitchen)

But within 5 minutes walking (and really if u hop in car 45 seconds drive), this is another micro brewery neighbour that can serve food. (It’s root beer in the photo)

And I notice myself, as a subcontractor tech I notice that like to work at those larger dealership, Bodyshop. (Like 10,000 sqft+) Where they’ve got full kitchens, nice lunch rooms, and usually I’ll be in a shop with 5-10 other ppl where we would either do group pizza, wings, or drive out somewhere.

So I notice myself in my own small garage, its basically my own little oasis plus a friend or two visiting at most. But in terms of mezzanine build, for the economy being for now, I just can’t justify roughly $30,000-40,000 cdn ($20-28k USD at today’s rates; and rmb contractor labour rates are expensive up here) to get it to the way I want.


But I mean. Speaking from real estate terms, I’m open to the idea. If a cool bay comes out with an existing mezz and all I have to do is paint, flooring, Cosmestics but the purchase price makes sense with minimal modifying work, where the owners office has windows that looks out to a decent scenery/street... I’d have no problem selling this 1968 warehouse and moving, again lol. (Numbers would have to work). But, for now, willing to make due with this speed bump. There were hot economy years where I’d just do it (hire the pros and just get it done)

 

[TomcoPDR]

Happy memorial day long weekend neighbours down south.

Dragging feet on the 1968 warehouse reno... (i.e. architect is re-submitting into city modified plans, the framer will stop in this week to discuss and plan materials, but still need to get approved plan for exact measurements)


Without the 4' width side corridor hallway (needed if building a mezzanine, but not building it anymore), just killing time adding more tiles.

This only man door area, just going to add a 6-7' vertibule like wall, but it won't be enclosed (cuz then you'll get into hvac, heater, second door). It's just a way to block consumer traffic coming in the man door without "direction". Where as with a short wall between man door vs. garage door, gives a walk-in a sense of direction waiting in this doorway area till invited into the shop. But really, for a small operation like this, customers are really just per appointment only.

Wasn't a hard day at the shop, it was nice and sunny so didn't feel like sticking around, before I headed home after 2-3 hours... had to prepare bringing some tools back to the condo/home.

This project had been bugging me for a long time... (backstory; so my mother and I live in same apartment high rise, two apartment suite units, given mine is available as a fully furnish full month rental unit, esp sometimes mom heads down South so I have to house sit her bigger unit anyways)

Ok, so between us, we have 5 hand sink faucets... and ever since mom moved into hers (she moved in this complex first). These developer bulk purchase faucet has a flaw.

Disclaimer: And by no means am I "snitching" on this brand, nor pulling some Erin Brockovich. But as a consumer, I will never buy anything from this manufacturer if I had a choice. But please do me a favour GJ, if I "disappear" because I posted about this, please remember me as someone that cares about my DIY work.

So, all of the hand sink faucets for this Grohe brand in our complex, the aerator keeps falling off. You would think, or at least common sense, just like a towel bar, they should have some locking allen key hex lock nut connecting two parts.

Here it shows rear of faucet spout, no allen key lock nut for the aerator

Then you go on the Grohe brand website, where this rectangular spout style is still listed, with multi lines, and in their diagram, they DO have an allen key lock nut

I've contacted (emailed AND calling) both the developer of this high rise (ignored), as well as Grohe fixtures (ignored) about this, when we first moved into mom's, I only wanted to know where I can purchase more replacements (ignored) for their "flow control" (aerator). But it's cool with Google, I just Google'd their factory part number, and multiple ONLINE plumbing supplier popped up.

The online plumbing suppliers are mostly in the States. Not sure if anyone knows, when Canadians buy small items like these from the US, shipping is insane... So this aerator part is about $5-8 USD, but sometimes the American online shop using their courier estimate $20 USD... and pending what courier, we'd also get ding for import customs brokering fee (which is writing a declaration form to our government import office what the item is; which, most major courier own their "broker customs clearing" company, and of course under different name)

So I've been stock piling and sending this (these) aerator to my California brother. The first 2 qty, of course he put it thru USPS (from USPS, if it goes to Canada Post, then it'll be a flat $5 broker fee, or waivered for small parcel)


At first, my mom doesn't know I've been replacing these (I honestly believe between the developer of this high rise either missed quality control, and/or both the faucet manufacturer knew these were defective/ missed allen key bolt hole; but at 500-600 apartment units, somebody probably made/saved a lot of $$$$$ passing these off)


So some taps the aerator is still in tact pressure fitted by the rubber gasket, but some faucet it keeps falling out. For the one in my mom's (so has dual sink, master suite design), at first, I didn't wanted to disappoint her, so I just kept replacing them as she was throwing them out (I didn't know she was, and she didn't know what this grey plastic was as they "fly out" when you open throttle the faucet)

Of course, until about the 5-6th piece I shipped to my Cali brother, where mom happened to be coming back, and I asked her to bring them back with her, and they were asking wtf they are (i.e. know your luggage)


The one for my furnished rental (really loose), I can't expect the tenants/guests to know not to go full throttle on the tap. So that's been bugging me for a year now, lol.


So before leaving 1968 warehouse, grabbing some needed items, I'm going to DIY tap and die my own allen key lock nut to the aerator.

Last year, there was a local plumbing and tile company that went out of business, and part of the bankruptcy auction, there was a lot with a bin of items. (I've spotted some goodies, such as: hub caps for newer F350, used Stanley plastic tool box, glue gun, drywall anchor, and this parts bin for another brand of faucet repair: I won the lot at $15, I basically sold everything else on FB marketplace, so this faucet parts bin is paid for)

I just hate carrying too much tools into my condo, so while at the 1968 shop warehouse, I just did my DIY way of finding out which tap size to bring.

Barely used these, of course bought for work related, but I think they've been used more for home projects.

Testing sizing the ghetto way, lol... drilled random size holes in scarp piece of aluminum... the size second to the right would work with the allen-lock nut I got

Back to the condo, I couldn't think of a way to fit the drill/drill bit from the back, and believe me, I've thought about removing the faucet assembly just to properly have it drilled from backside, but even if it was on a bench, you're not drilling it direct (straight). I was so depressed for 8-10 mins, but of course need to settle for side drill

Allen key lock nut installed holding the Aerator

So annoyed still why our apartment are stuck with this issue. And yeah, I've visited neighbours whom become friends, and I'd stop in their bathroom seeing if they're missing aerators too. (hit and miss). Hell, I even thought about the aerators in the communal condo's gym bathroom, and clubhouse. (since I'm posting this, don't worry, I stock pile my own aerator supplies, and any other loose faucet aerator that's problematic, it'll be a 5 mins fix for me now)

Here's the flow with aerator

lol, long drawn post... but DIY working never ends

 

[TomcoPDR]

Well, in the post C19 uncertain world, finally updated some design changes to the 1968 warehouse reno.

Paid the city (and architect) more $$ fees for getting rid of the mezzanine. A lesson that costed $, but also saved some $$ by not following through with the mezz.

This is just going to be a simple empty warehouse with bathroom and mechanical room. Met up with a framer/carpenter tonight to discuss the build (still need to be commercial code, the city is pretty specific, it’s one thing doing some upgrades in a private residence basement). Especially if I’m taking the bold chance posting stuff online, might not be fancy for my affordability but I still want to make every attempt to make things right/legal.

 

[drivesitfar]

long time no hear? you ok? i'm hoping you managed to get the garage done and maybe have had a few cars in there to fix or has the Covid BS put everything to a complete stop/hold?

wishing you the best and hope everything is ok.

 

[TomcoPDR]

Thanks for checking up Drives/.

Things are more hectic than ever... I’ll type shorter and more pics. So June 13, 2020 my hometown got a huge hailstorm. These are social media photos publicly posted (not mine)

It’s normal for our province, kinda mimics Texas, Colorado, STL...

So work as a subcontractor in auto dent repair under big companies is back to normal.

(I’ll post as much of the 1968 cinderblock warehouse as I can tonight, but no where near updating to the state that it sits now).. but I’ll get there

 

[TomcoPDR]

For my work (so we talking june, 2020 hail storm) the vibe was so weird with COVID slow down...

But some of the effected vehicles were at our airport area, which every major cities has rental car companies parking most their fleet at airport as a main yard... well, with COVID, most of those vehicles were sitting there and not rented out.

These are my photos. Some of these are have less than 1-5 miles/kilometre on the odo... but kind of normal in my industry to see... that’s our business going into new hail damage dealership lots.

But this year.. these big hail repair companies and Bodyshops were hurting for rental cars (so COVID slowed down the rental car industry; but in our city, we were short of rental cars to rent our to consumers getting their private vehicles fixed at Bodyshops and dent shops). So dent companies were scrambling to get rental companies fixed up, for their rental fleet available for rent. Lol. It was neat scene. And so tractor trailer full of brand new vehicles were being shipped into these rental companies to catch up on replacing completely total loss (too much damage than what the vehicle is worth) vehicles. And we catching up on all aspects of dent repair, Bodyshop replace panel related etc.

 

[TomcoPDR]

1968 cinderblock 2,000 sqft. So around july 2020

While working at my regular job lol. As a subcontractor at Bodyshops and big hail repair dent shops, luckily I was able to find good construction related individuals (my plumber, and carpenter).

Since this project can’t really afford a general contractor GC, I’m the role of the GC... so I just feel so lucky the small team I got at this 1968 cinderblock is just self managed, while I was at my regular job, and not required to babysit so to speak.

So july 2020. Was framing of the rooms. I know it looks simple. But just so many little stuff to consider still.

So on the weekends, (but my industry it’s normal to work 6-7 days, since I get paid per car/task). So sometimes when my job has downtime (customer not show up for their repair appointments, too many out of town techs for the day and not enough car repair work; I would just volunteer to clock out, but really then I would come to the 1968 cinderblock build to do my own thing)

 

[TomcoPDR]

And Of course the photos makes it look quick. These are during the course of July, august, sept, 2020. Well on a part time bases from my regular job.

- catching up fully tiling the rooms after framer is done. Mechanical room, bathroom, storage area empty room
- the pony wall by front door, that’s the first time I laid penny tiles: there’s some flaws wheee you can see the full sheets. Due to two factors, my first time with penny tile, and I got them at auction so later later on with other walls, I notice there’s factory flaws at how the mesh is glued. (I think hence why boxes were at auction)

 

[drivesitfar]

it's early and it's windy and snowing here so it was nice to open up GJ and see that you are busy, healthy and still moving forward on your project.

i'll get the popcorn popper ready for the next batch of pics.

well I have to say that is some WTF hail storm. WOW!!

crazy weather and crazy times and looks like you are still moving forward.

take care!!

 

[TomcoPDR]

it's early and it's windy and snowing here so it was nice to open up GJ and see that you are busy, healthy and still moving forward on your project.

i'll get the popcorn popper ready for the next batch of pics.

well I have to say that is some WTF hail storm. WOW!!

crazy weather and crazy times and looks like you are still moving forward.

take care!!

Oh yeah, hail storms in places that normally has them, are just a blink of an eye.


Ok. So I think these are closer to oct, nov 2020... now that the structures are framed. (Yes, pretty simple)... then I can get the Plumber and electrician in to do their rough in.

Then the carpenter telling me to add backer to areas I know I’ll be hanging heavier items. The issue is, I’m doing a wing-it build or “rat rodding” my Reno’s to whatever cheap items I can get, it’s kind of hard to know what will be hung, of course eventually I have to make certain decisions... (those will follow)

 

[TomcoPDR]

And then just being frugal... these are Facebook marketplace cabinets for the wet bar area (not really a kitchen to be technical. Just an area with a sink and a counter top and some cabinets)

With these purchased, now I can lock in my dimensions for that area.

 

[TomcoPDR]

And this pony wall right here, lol, doesn’t seem much but burnt a lot of DIY trial and error and planning hours.

 

[drivesitfar]

I know it's taking up a ton of your time and funds, but it's coming along nicely. keep up the good work!!

 

[TomcoPDR]

I know it's taking up a ton of your time and funds, but it's coming along nicely. keep up the good work!!

Thanks so much many many many times Drives (and everyone in the thread obviously) for the encouragement and support to keep posting on Gj. Haha, I do make insta posts now too though.

So because of this older building, and the last owner/seller has been here for 35 years (so certain old building codes for him is grandfathered... but not for me as a new owner, and esp updating the place to this extent)

So top of the wall/roof, between the two side neighbors, I have to Firestop it, so 5/8” drywall that’s type-x (a brand), I guess the brand of fire rated drywall my local lumber store sold me is called FirecodeX

Then carpenter ordered drywall. (Of course along the way, multi times for my city’s inspection jurisdiction visiting, to make sure I can “cover it up”)

First time I’ve seen these boom crane forklifts, the operator says these have a 5 story reach. They were in and out within 5 minutes. Once you’ve experience this type of operation as a do it yourselfer, I don’t think I can ever go back to picking up over 10 sheets in my pickup manually at the local big box store.

 

[drivesitfar]

you're welcome and it's always interesting to check in on you and see what you are up to so a WIN WIN.

interesting code didn't make the original builder put concrete block all the way thru the roof like some cities cause even though I bet that firerock sheetrock might slow down the fire I doubt it would stop it.

in any case you have to do what you do and sorry to hear you couldn't get GRANDFATHERED in so to speak on some of the new rules. maybe insurance will be a bit cheaper for you than the neighbor that didn't remodel his place.

take lots of pics and post a little here and there when you have time and we'd all like to see and hear how you make this place a great place to work. what is the story about the half wall you made next to the garage door and man door?

cheers!!

 

[TomcoPDR]

you're welcome and it's always interesting to check in on you and see what you are up to so a WIN WIN.

interesting code didn't make the original builder put concrete block all the way thru the roof like some cities cause even though I bet that firerock sheetrock might slow down the fire I doubt it would stop it.

in any case you have to do what you do and sorry to hear you couldn't get GRANDFATHERED in so to speak on some of the new rules. maybe insurance will be a bit cheaper for you than the neighbor that didn't remodel his place.

take lots of pics and post a little here and there when you have time and we'd all like to see and hear how you make this place a great place to work. what is the story about the half wall you made next to the garage door and man door?

cheers!!

Drives:

- ohhhhh my friend, the procedure of the Firestop; hasn’t stopped yet... (comes later, I’ll post these in chronological order of the progress)

- the “pony wall” (is that a Canadian term? Or a widely used construction term... I’m used to calling those half walls pony walls)... the reason I wanted one (WANT), so there’s only 1 man door to this warehouse. (Compared to newer builds, you go in man door in front where office, reception usually is; then you pull vehicle or warehouse pickup at the rear of the warehouse with rear warehouse man door)... ok my reason is, I’m the summer time (don’t forget we get cold winters)... anyway. So I’m the summer, if this warehouse turns into an automotive workshop (lol, more announcement on this in later posts...) then I don’t want staff or auto tech contractors pulling a vehicle out, and for a pedestrian/consumer walking in from the mandoor and into the path of vehicular movement. (Dummy proof for general public). So kinda like when you go to them Costco tire service bays, the techs have to put chains blocking the bay doors between the bollards. You’d be surprised how many visitors now enjoy leaning on it, putting coffees, to take home bags/boxes on there.

So carpenter and a helper puts drywall up to rooms... to save money, I couldn’t open the wallet to pay a drywall pro. So I DIY my own mud and tape. And the attitude also is, it’s a shop, and drywall’s will get banged up. So sometimes imho it’s not worth pro price to get perfect walls; and if I’m trying to pay cheap prices for hack work, then I might as well be the hack and not even shell out cheap money. Lol

Also notice the metal trims on top of the wall, just something feastible to get a metal shop to bend up. Some 18 gauge gav steel angle bend

 

[drivesitfar]

I agree about the drywall work cause I do the same. if I can't find an ARTIST (cause that's what a good drywall person is) then why not do the work myself. I also have a texture gun if I really do a sorry looking job and need to blast on some texture to cover it up.

thanks for the 411 (information) on the PONY WALL and I sort of figured that. laying out your shop doesn't look easy since you need to accommodate the public, but I know you have a plan.

stay or keep warm and keep posting pics cause it's great to see the progress.