garage, how much to build?

Kmatts · 08-04-2005, 09:25 AM

greetings all,
got a one car garage with attached carport. both are quite old but structually sound. I would really like to turn this into a 2 car garage/shop. is this even possible or would i have to have the one car garage demo'd then build a 2 car?
any ideas on cost?
just rough, obvioiusly w/o posting pics....its a tough call.

techweenie · techweenie's Garage

Depends on local codes. If the present garage footings are not up to current code, you may have to demo everything and essentially start over.

Have you considered making a 'stealth garage' by hanging some kind of material on the back & sides of the carport and adding a standard garage door?

Kmatts · 08-04-2005, 10:18 AM

Stealth garage might just be the way to go then....hmmmmm....
garage has gotta be from the 50s....so its probably not up to code.
ugh.

tabs · 08-04-2005, 10:26 AM

Remember when you go to sell everything has to have a Permit..if the property came with a one car garage...you can bet it had a Permit.

No value will be assigned to any structure that didn't/doesn't have a Permit...to get value and/or even be able to sell a piece of RE the Garage will have to have a Permit...and what hoops the city will require cna be anything up to tearing it down.

Cost to build garage space is about $35 to $50 a sq ft....

Kmatts · 08-04-2005, 10:28 AM

Tabs, i thought of that as well. since i just got the place, i know its stated "1 car garage". so i may have to do this the old fashioned way. my neighbor is having some major work done. i'll see if i can't his contractor to come over & take a look.

techweenie · techweenie's Garage

Remember, that will mean your footings may have to be dug up and repoured to meet code. That's a big job. The upside is that it will increase your property value. The downside is that it gives the city permit fees and an automatic boost in valuation for property tax purposes.

Kmatts · 08-04-2005, 11:08 AM

so basically, i'm hosed on this one.
maybe i should sell the other Pcar and go back to Ducatis. LOL.

legion · 08-04-2005, 11:17 AM

My house was built with a 2-car garage. A previous owner added a third bay onto the back of the garage. He got the permit, poured the footings for and built the new bay himself (as opposed tearing up the whole garage floor).

I'd check into the building codes in your area.

MikeSid · 11:49 AM

Obviously it depends on what you build.

I built a 22x22 Craftsman style stick framed 2 car garage with heated floor for $15K doing all but the foundation myself. This was 2 years ago and plywood is quite a bit more expensive now.

Last year, I helped a friend build a trussed 23x28 with 12 foot walls (for a lift). He spent more than double but did quite a bit of yard work, landscaping and a driveway, several retaining walls, etc.

So it's really all over the map. Tabs' range is pretty accurate. It depends a lot on materials and who is doing the work, you or a professional.

As far as some of the comments about code and permits....it's not as difficult as most would make it seem. A trussed garage is a STFI permit - Subject to Field Inspection. It takes about 2 days to get this permit and you'll have three inspection...okay to pour, framing, and final. A garage doesn't need electrical (although I'm sure you'll put it in) so you can get the electrical permit separately at a later date.

There may be total lot coverage issues if you have a small lot and a large home. The city has helpful (yes...suprise) client assistance memos on the issues you'll need to address. Specifically CAM#220.

Look here: http://www.ci.seattle.wa.us/dclu/camlist/camlist.asp

Yes your taxes will go up. Yes you'll probably need a new footing for the walls....but Legin is correct...no reason you can't use the slab and pour footing walls/stem walls on the perimeter.

Kmatts · 08-04-2005, 11:55 AM

great information. thank you so much Mike !!!!

Rot 911 · 08-04-2005, 11:55 AM

Quote:

Originally posted by MikeSid
Obviously it depends on what you build.

I built a 22x22 Craftsman style stick framed 2 car garage with heated floor for $15K doing all but the foundation myself.

You wouldn't happen to have any pictures of your garage would you?

MikeSid · 08-04-2005, 12:35 PM

I do, but I was having trouble getting it to load. I'll try again in a few.

island911 · 08-04-2005, 12:38 PM

Quote:

Originally posted by tabs
Remember when you go to sell everything has to have a Permit..
...

I dont think so. Sure it makes selling easier . .. but I dont think any 3rd party can/would stop a sale because of a lacking permit. For example, some seller may have replaced a sink with-out a permit. --who cares? Some buyers will fret, others will assess, others will be ripping it out anyway.

From what I've seen, the permit process is like paying someone to give you a wedgie. You really are just paying for an inspection from a group who have decided on what standards should be applied that day. (read: Some people need to know what a properly constructed wedgie feels like, I suppose.

legion · 08-04-2005, 12:42 PM

You have to have a permit to change a sink out there? Wow, you guys are way over-regulated.

MotoSook · 08-04-2005, 12:54 PM

I've been planning a 20X22 detached for about a year. I spoke to the Village's chief inspector and got recommendations for the plan so that the permit can just get a stamp when it hits his desk.

I priced material using a Menards garage design kiosk (not perfect but close enough to the actual material cost).

I got a concrete quote (they'll come out and do it for free), and now I'm trying to find a contractor to do the stuff I don't want nor have time to do. I'll do my own drywall and electrical trenching from the house.

I will use scissors trusses from Menards for maximum ceiling height (and the local Menards has good quality scissors truss), 10" walls, front and rear (approx. 8' x 8' wide) overhead doors, one service door, and two or three windows.

After spending 1/2 hour on the phone with one contractor the other night, it looks like I'll be lucky to do it for $18K. OUCH! Oh well....I'll die happy.

It only takes a phone call to your municipal inspector's office to find out what you can do, then plan for it.....

MikeSid · 08-04-2005, 02:37 PM

This pic isn't the greatest but it'll give you an idea of what it looks like......

Hugh R · 08-04-2005, 06:36 PM

I'm guessing that's the back of the garage from your back yard. Why not go single wide and double deep into the backyard.

Kmatts · 08-05-2005, 05:19 AM

Mike, that is beautiful. congratulations. would love to see some more pictures if you dont' mind sharing them. did you build in a shop or any where to work on the cars?

widebody911 · widebody911's Garage

I built a 25x25 garage a couple years ago. Here's my cost breakdown:

http://66.34.72.138/cgi-bin/cost/cost.cgi?project=garage

More pix @ http://www.rennlight.com/shop/

David · David's Garage

I added 22 feet to the back of my 2 car garage for about $12,000. Now it's 22 x 43 feet. I paid $5 a sq ft for someone to do the foundation and then built the rest myself. This included $1400 for moving and upgrading (to 200 amp) my breaker box. I also added a sink and more electrical circuits. I think it was cheaper than starting completely over, but I don't know if the same would hold true going from 1 car to 2 car.