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Started By
Message
Home Builder Guys
Posted on 1/2/17 at 10:04 am
Posted on 1/2/17 at 10:04 am
I am kicking myself for not having the area above my garage built out for an office / game room / etc. Is it possible to convert it into a usable space? I know the joists, etc will all have to be redone / supported, etc, HVAC, Electrical, yada yada yada.
Can it be done and if so estimated costs per sqft?
Can it be done and if so estimated costs per sqft?
6
Posted on 1/2/17 at 10:06 am to SATNIGHTS
What pitch roof you have? How big is the building?
Posted on 1/2/17 at 10:10 am to SATNIGHTS
Make sure your footings are able to support any additions.
Posted on 1/2/17 at 10:18 am to AUCE05
footings will be fine as long as any new joists sit on load bearing walls, which being that it's a garage is most likely.
Btw OP... what are the joist sizes and spacing over the garage? They may be ok if it was designed as attic space.
Btw OP... what are the joist sizes and spacing over the garage? They may be ok if it was designed as attic space.
Posted on 1/2/17 at 10:24 am to BoostAddict
Garage is 30 x 20 roughly
Pitch is 40deg
I am looking in my drawings to see if they show the spacing and sizes.
Pitch is 40deg
I am looking in my drawings to see if they show the spacing and sizes.
Posted on 1/2/17 at 10:32 am to SATNIGHTS
Yes $100 should do the trick
Posted on 1/2/17 at 10:34 am to SATNIGHTS
Homes are going from $160-$170 soft in my hood, so I figure if I can come in under that I am in the black.
Posted on 1/2/17 at 10:34 am to BoostAddict
Not exactly true. The builder could have used a smaller diameter rebar, and less concrete to cut cost. OP needs to verify his shallow foundation is the same as his home before investing into an addition.
Posted on 1/2/17 at 10:43 am to AUCE05
How do I verify? I do have a crap ton of pics I took during construction.
Posted on 1/2/17 at 10:54 am to SATNIGHTS
Look at your drawings. If you don't have them, contact the architect.
Posted on 1/2/17 at 11:02 am to AUCE05
Thinge to consider as well...
Code approved stairs will be required
HVAC probably will not handle additional area.
May require fire escape such as a window.
All doable with enough money.
Posted on 1/2/17 at 11:02 am to AUCE05
quote:if he's in ebr or ascension it has to be done to code. Can't skimp on foundation inspection or you'll fail. He should be fine. He'll need engineered trusses.
Not exactly true. The builder could have used a smaller diameter rebar, and less concrete to cut cost.
ETA: footing detail from a set of plans in ascension with bonus room above garage.
This post was edited on 1/2/17 at 11:18 am
Posted on 1/2/17 at 11:20 am to SATNIGHTS
Remind yourself you're losing usable space due to pitch. Losing sq ft will aid with HVAC push but that's a totally different conversation really. If it's as open as this pic, the job isn't really much of a chore quite honestly. If you have a lot of mechanical elements here and there changes or reruns have to be done for subflooring. Post some pics, could be neat to figure out.
Posted on 1/2/17 at 11:55 am to AUCE05
quote:
Not exactly true. The builder could have used a smaller diameter rebar, and less concrete to cut cost. OP needs to verify his shallow foundation is the same as his home before investing into an addition.
Highly doubtful, you wouldn't save nearly enough money skimping on that to justify the risk.
Posted on 1/2/17 at 12:24 pm to SATNIGHTS
You've got a 10/12 pitch. If your house is a newer build codes are so much stricter I'd be shocked if you are not fine structurally. Consider a 1/2 ton hvac unit and foam insulation since over garage it will be hotter/colder seasonally.
Posted on 1/2/17 at 12:32 pm to SATNIGHTS
quote:
Can it be done and if so estimated costs per sqft?
Yep it's done all the time. Several factors need to be retrofitted to make this work but it's not rocket science. Last couple bids I saw were ranging from $110 to 230 sqft.
Posted on 1/2/17 at 12:34 pm to ItNeverRains
Structurally you are prolly fine if it's a new home and was built to code. But you should check with a licensed contractor. Not sure about ebr but most places in LA you don't need an architect or engineer as the codes are spelled out clearly and the contractor must meet or exceed and everything has to be inspected by the parish/city inspector before getting a green tag.
Posted on 1/2/17 at 12:37 pm to SATNIGHTS
You'll probably be fine with the foundation being appropriate to hold the increased load. The geometry and make-up of the joists above the garage (that will be the floor of the new second story space) will have to be reviewed and calculated to see if they can support the loads. Also, per fire code, you'll need an decent-sized exterior window with foot accessibility from the interior floor space in the second story space in addition to an appropriately built interior stairway.
One option for HVAC is to install a PTAC (pictured):
I didn't see (if you even posted) what municipality you're in, you'd better do the addition to code because it can cause problems in a couple of different ways: Insurance issues and resale issues.
Good luck.
One option for HVAC is to install a PTAC (pictured):
I didn't see (if you even posted) what municipality you're in, you'd better do the addition to code because it can cause problems in a couple of different ways: Insurance issues and resale issues.
Good luck.
Posted on 1/2/17 at 12:45 pm to PT24-7
quote:
Home Builder Guys quote: Not exactly true. The builder could have used a smaller diameter rebar, and less concrete to cut cost. OP needs to verify his shallow foundation is the same as his home before investing into an addition.
Highly doubtful, you wouldn't save nearly enough money skimping on that to justify the risk.
Ive seen contractors skimp in areas you wouldn't believe. Went to a house the other week and the guys had 2" of concrete in some areas of the slab with 12" exterior footings. Those should have been 16". Contractor had no idea when it was pointed out to him. It wasn't intentional on his part, but the Mexicans hauling arse through the forming process, and they don't care if it's correct of not.
OP, have an engineer verify the slab thickness and footing sizes. There are a couple methods they can do this and it runs around $500-800 IIRC. Can't put a price on piece of mind.
Posted on 1/2/17 at 12:58 pm to 4WHLN
A good buddy is a Civil P.E. I will have him take a look at my drawings etc.
Ascension built 2 years ago.
Ascension built 2 years ago.
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