Detached Garage / In Law project

[Flash68]

Just submitted this to Planning Dept on Friday. Goal is to get through the red tape from Planning & Building Dept in 2018 and save enough money to break ground in spring/summer 2019.

For us, the In Law is really the priority and urgent goal, but since it "goes with" the garage underneath I guess I will benefit and make the best of it.

Here's the basics of the lower level / garage:

36x30 footprint
12 foot ceiling height
1 2-post lift
2 12x10 garage doors

I welcome any feedback on what we have so far. I don't have much for specialty tools - or skills - just basic hand tools. The plan is to move the Fox and Nova in there and then add the Camaro whenever that gets done and comes home. That frees up the 2 car attached garage for my wife's SUV and a free bay for kids stuff and whatnot.

It's been kind of fun in the design process working with the architect and my civil engineer buddy who did the grading/site plan - we gotta excavate and remove a ton of dirt.

[Vegas69]

Sweet! A few considerations:

1. Guest houses tend to be utilized for those up in their years. I'd consider no stairs to the entry.

2. I'd pour a thicker slab in the hoist area.

3. A side mount garage door opener and raised rails.

4. Get EVERYTHING you want on the plans to avoid change orders.

[Flash68]

Originally Posted by Vegas69

Sweet! A few considerations:

1. Guest houses tend to be utilized for those up in their years. I'd consider no stairs to the entry.

2. I'd pour a thicker slab in the hoist area.

3. A side mount garage door opener and raised rails.

4. Get EVERYTHING you want on the plans to avoid change orders.

Thanks.

1. I get the ground floor thing - and would love to have made that happen - but it just isn't possible on our lot. And we ain't moving for awhile (thanks to Prop 13 in CA).

2. Hoist? For the lift posts you mean? Bend Pak specs 4-6" at 3000 psi so I think we're at 6" for the slab. You're saying go more than 6?

3. Haven't looked at openers yet - what's the rub there?

4. Yeah that's my goal. And if you can believe it - I'll be acting as the GC on this.

[shelteredV]

You'll be fine with the slab, just drill good, clean holes.

Take a look at Liftmaster 8500, they are awesome

[Vegas69]

Originally Posted by Flash68

Thanks.

1. I get the ground floor thing - and would love to have made that happen - but it just isn't possible on our lot. And we ain't moving for awhile (thanks to Prop 13 in CA).

2. Hoist? For the lift posts you mean? Bend Pak specs 4-6" at 3000 psi so I think we're at 6" for the slab. You're saying go more than 6?

3. Haven't looked at openers yet - what's the rub there?

4. Yeah that's my goal. And if you can believe it - I'll be acting as the GC on this.

You could go handicap width doors/bath areas incase someone wants to install a lift up the steps.

I did 6" where I plan to put a lift with extra rebar to save a few bucks vs. the whole garage slab. Also consider a flat slab with some pitch the last 4-5 feet.

You want to opener out of the way when you lift a car.

Here, I'd be hard pressed to get anybody to show up as an owner builder. My builder has horsepower with the subs and I believe gets better pricing than I would as a one time deal. Consider your time and actual savings. I'd look at it both ways. It's going to be a hell of a lot of work even with a GC. It's a small project, so the fee shouldn't be terrible. There is no way I'd owner/build unless I was retired and the economy was poor.

[Goosesdad]

When I poured my slab, I just dug a 3'x3' area 8" deep where my posts were going, very little extra concrete and provides some mass in that area for the concrete to cure a bit more stable, should help with controlling sag. Keep on the finish guys when they are pouring to make sure they do a good job tamping that area to keep it stiff and so they don't work in any low spots. The effort here will be worth it when you are install your lift and are trying to level it. Looks like a fun project !!

[Flash68]

Originally Posted by shelteredV

You'll be fine with the slab, just drill good, clean holes.

Take a look at Liftmaster 8500, they are awesome

You know, I looked at the notes I had (been working on this project in theory for 4 years) and someone else must have liked and recommended the Liftmaster 8500 as well because I have their spec sheet saved in my file. Thanks

Originally Posted by Vegas69

You could go handicap width doors/bath areas incase someone wants to install a lift up the steps.

I did 6" where I plan to put a lift with extra rebar to save a few bucks vs. the whole garage slab. Also consider a flat slab with some pitch the last 4-5 feet.

You want to opener out of the way when you lift a car.

Here, I'd be hard pressed to get anybody to show up as an owner builder. My builder has horsepower with the subs and I believe gets better pricing than I would as a one time deal. Consider your time and actual savings. I'd look at it both ways. It's going to be a hell of a lot of work even with a GC. It's a small project, so the fee shouldn't be terrible. There is no way I'd owner/build unless I was retired and the economy was poor.

My engineer buddy says 6" is pretty standard around here for slabs, lift or not.

And I hear you... and I got several GC quotes... they were off the charts. They just square footed the price and they were stupid high. Me hiring subs is the way to go in this market. Plus I work from home mostly these days and it's pretty much part time. Plus I want to take on the challenge and learn. I am sure there will be problems, LOL, but nothing catastrophic I am thinking. I have a couple good construction/engineer buddies within 10 minutes of me who will be helping me out as well.

I do have some good sub relationships already. But most importantly I have found a sub I like and who gave me a really fair number for the excavation/foundation/framing portion to get it built and closed up.

Originally Posted by Goosesdad

When I poured my slab, I just dug a 3'x3' area 8" deep where my posts were going, very little extra concrete and provides some mass in that area for the concrete to cure a bit more stable, should help with controlling sag. Keep on the finish guys when they are pouring to make sure they do a good job tamping that area to keep it stiff and so they don't work in any low spots. The effort here will be worth it when you are install your lift and are trying to level it. Looks like a fun project !!

Thanks for the tips. I'll have to explore that idea of the 8" depth at the post locations. Might be good peace of mind for minimal added cost.

[Vegas69]

She what you’re telling me is that you’ve under estimated the cost to build. Ha

[Flash68]

My estimate has been revised upward on more than occasion thus far, yes.... to be continued.

[glassman]

Originally Posted by Flash68

Thanks.

1. I get the ground floor thing - and would love to have made that happen - but it just isn't possible on our lot. And we ain't moving for awhile (thanks to Prop 13 in CA).

2. Hoist? For the lift posts you mean? Bend Pak specs 4-6" at 3000 psi so I think we're at 6" for the slab. You're saying go more than 6?

3. Haven't looked at openers yet - what's the rub there?

4. Yeah that's my goal. And if you can believe it - I'll be acting as the GC on this.

Lemme know if u need some subs, not the sandwich.