Anyone build a Garage lately? Any recommendations? - Calgarypuck Forums - The Unofficial Calgary Flames Fan Community

Bertuzzied · 03-31-2010, 01:37 PM

I live in a bi-level but the garage is built into the house. I want to turn my existing garage into a home theatre and build a triple garage on my existing driveway.

Any estimates on what it would cost to build the garage? or who to use? It would be attached to the house.

speede5 · 03-31-2010, 01:56 PM

You need to check with the city to see what you can do and what the requirements are. You will need probably footings/pilings that match the foundation depth of the house for heaving, if so that will be your biggest expense. Call the building inspector to find out for sure, don't rely on contractors, unless you really trust them and they pull permits for everything. Also if you are building on the front (I'm assuming your driveway is in front) there are rules about how close you can build to the property line. Here (Moose Jaw) you have to be 25 ft in from the front property line. Other than that it shouldn't cost much more than any other garage.

fundmark19 · 03-31-2010, 02:06 PM

I look forward to discussing your home theater in the home theater thread! Garages all in are around the 20 k mark for someone to do it for you. Might be more if you are looking at adding on to the front of your house. Do you have a picture of the front of your house so we can get a better idea?

Bertuzzied · 03-31-2010, 02:14 PM

Quote:

Originally Posted by fundmark19

I look forward to discussing your home theater in the home theater thread! Garages all in are around the 20 k mark for someone to do it for you. Might be more if you are looking at adding on to the front of your house. Do you have a picture of the front of your house so we can get a better idea?

It looks similar to this place.

yads · 03-31-2010, 02:31 PM

nm

speede5 · 03-31-2010, 03:00 PM

Another good idea would be to hire an architect to draw up the addition. They don't charge a whole lot for concept drawings and they can make it look like part of the house rather than an attachment to the house if you know what I mean.You are going to have to deal with the main level windows being in the way of your new roofline.

If your house looks like the pic than you should have no issues attaching to it. Pouring a footing and a slab and then building should be relatively pain free. Concrete is pretty expensive, at least a third of your total.

firebug · 03-31-2010, 03:07 PM

THe other thing to be cognizant of is that the city will only allow a certain percentage of your lot to be covered.

Additionally, new construction will need to be built to the current code rather than the code in place at the time of the home's initial construction. If the 'addition' is significant enough the city may require the original structure to be brought up to current standards as well.

I had a 24x24 detached garage built in the spring of 2007 for about $20k; it had basic electrical service but no drywall or insulation.

At the other extreme, I built a detached garage w/ a second floor carriage suite last year for about $120k.

Your costs should come in between the two ;-)

~firebug

Bertuzzied · 03-31-2010, 03:14 PM

Quote:

Originally Posted by firebug

THe other thing to be cognizant of is that the city will only allow a certain percentage of your lot to be covered.

Additionally, new construction will need to be built to the current code rather than the code in place at the time of the home's initial construction. If the 'addition' is significant enough the city may require the original structure to be brought up to current standards as well.

I had a 24x24 detached garage built in the spring of 2007 for about $20k; it had basic electrical service but no drywall or insulation.

At the other extreme, I built a detached garage w/ a second floor carriage suite last year for about $120k.

Your costs should come in between the two ;-)

~firebug

Yeah it looks like in Calgary your house and garage can go up to 45% of the property size. That shouldn't be a problem. I have a 9000sqft lot but my house is small.

moncton golden flames · 03-31-2010, 03:17 PM

do you have a laned parcel?

even though you have an existing front drive garage, if you have a lane, the City may (probably) won't let you build the new garage in the front.

Bertuzzied · 03-31-2010, 03:28 PM

Quote:

Originally Posted by moncton golden flames

do you have a laned parcel?

even though you have an existing front drive garage, if you have a lane, the City may (probably) won't let you build the new garage in the front.

I'm not sure what that means. Although in the neighborhood a couple of the houses have added a garage in front also.

moncton golden flames · 03-31-2010, 03:34 PM

is there a lane on the back of you property?

ken0042 · 03-31-2010, 03:42 PM

I built in 2007 as well. Some "lessons learned" as well as things I would do again:

- 2x6 studs. On a 24 by 24 garage it cost me $200 extra
- Rigid foam under the floor. I got "talked out" of this by somebody at Home Depot.
- 60 amp service into the garage
- 10 foot ceiling. I did this by having a foundation wall; so also build a foundation wall.
- Skylights. How I wish I had built some skylights
- Windows on the garage door. Very hard to spy on the neighbours without
- Drain in the middle of the floor. If you can tie into the sewer; even better. But at least try to have it run outside. Saves the snow falling off the car, running towards the door and freezing, causing the concrete to crumble
- Lots of data lines. Nothing says "man cave" like having TV and internet. Has saved me many fights with the Fiancee where I say "I will be in the garage."

I'm sure there's more. I'll add more as I think about it.

Sliver · 03-31-2010, 04:05 PM

Quote:

Originally Posted by ken0042

I built in 2007 as well. Some "lessons learned" as well as things I would do again:

- 2x6 studs. On a 24 by 24 garage it cost me $200 extra
- Rigid foam under the floor. I got "talked out" of this by somebody at Home Depot.
- 60 amp service into the garage
- 10 foot ceiling. I did this by having a foundation wall; so also build a foundation wall.
- Skylights. How I wish I had built some skylights
- Windows on the garage door. Very hard to spy on the neighbours without
- Drain in the middle of the floor. If you can tie into the sewer; even better. But at least try to have it run outside. Saves the snow falling off the car, running towards the door and freezing, causing the concrete to crumble
- Lots of data lines. Nothing says "man cave" like having TV and internet. Has saved me many fights with the Fiancee where I say "I will be in the garage."

I'm sure there's more. I'll add more as I think about it.

These are deadly suggestions. I wish I had a drain.

Fill that sucker with flourescent lights. I just installed six banks of two lights in my garage on Saturday. It is so awesome to be able to walk in there and light it up like mad...most garages are too dim I find.

Run gas to it as well for a furnace.

Bertuzzied · 03-31-2010, 04:24 PM

Quote:

Originally Posted by moncton golden flames

is there a lane on the back of you property?

there is a lane at the back of my property. it is just a pedestrian walkway which takes you to the park.

How would that effect the city not letting me build a garage in the front?

thanx for all the comments and feedback by the way!

Rathji · 03-31-2010, 04:57 PM

The biggest problem I would anticipate is the distance from the street to the front of your house. It is pretty big and most places build fairly close to maximize the backyard. If others have done it, then you might be ok.

burn_this_city · 03-31-2010, 05:10 PM

If you cant have the floor drain empty into the outside you can put a small sump in that should collect the melting snow. It might overflow if you hose out the garage but it will evaporate. Although with a sump you might want to consider a heater for the garage to keep it above freezing

You Need a Thneed · 03-31-2010, 05:13 PM

Quote:

Originally Posted by ken0042

- Drain in the middle of the floor. If you can tie into the sewer; even better. But at least try to have it run outside. Saves the snow falling off the car, running towards the door and freezing, causing the concrete to crumble

I don't think running a drain just to the outside is legal.

Rathji · 03-31-2010, 05:15 PM

Quote:

Originally Posted by You Need a Thneed

I don't think running a drain just to the outside is legal.

As long as it drains onto your property it should be fine. You cannot however drain water directly onto city (or your neighbours) property.

Shazam · 03-31-2010, 05:24 PM

Quote:

Originally Posted by Rathji

As long as it drains onto your property it should be fine. You cannot however drain water directly onto city (or your neighbours) property.

Please, take a hammer to my former neighbour and knock it into his brain until he understands this.

speede5 · 03-31-2010, 09:58 PM

Quote:

Originally Posted by Bertuzzied

there is a lane at the back of my property. it is just a pedestrian walkway which takes you to the park.

How would that effect the city not letting me build a garage in the front?

thanx for all the comments and feedback by the way!

He's talking about an alley you can drive down. If the option to build in the back, detached, is available you may not get your front garage permit from the city.

How far is it from your sidewalk to the front of the house and also the front of your proposed garage.

Check with the inspector about floor drains. There are rules because you can get oil and other bad fluids in there and you can't connect that to the sewer or have it drain out onto the land, yours or your neighbors.