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Thanks to all contributors for the wealth of information provided in other discussions…hopefully, this question is not redundant…
The carpenter bidding on garage construction mentioned to my GC that balloon framing could be cheaper and provide more usable storage space above my 25×25 garage with 12/12 roof pitch…any thoughts? what is this? pros/cons?
Thanks in advance for any help !
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John,
Ballon framing is generally associated with multi-story buildings. The frameing members, studs, run continuously from bottom plate to top plate. I guess one could consider a single story as ballon framed but only the gable end wall would actually be ballon framed. The studs are run from bottom plate just under the roof sheeting. We use this practice in Florida not to gain more usable room, but to increase wall strength for wind resistance. Ballon framing eliminates the break in the wall framing when a knee wall is used to fill in the gable.
Conventional framing, roof rafters and ceiling joist, might be cheaper and give you more attic storage as compared to using trusses.
*Attic trusses would also give you useable storage space above your garage, and wouldn't require any interior supports.
*John,Your carpenter was probably thinking of using taller studs, maybe 12 footers, to gain you some additional clearance in the attic area. All your really doing is raising your plate height, thereby raising your roof. I'm not sure what he had planned for an attic floor. Typically with balloon framing, the second floor deck bears on a ledger board let-in or a similar connection, probably was going to run this at 9' high or so. Just a guess. I think attic trusses would be a more cost effective alternative.
*JR is probably right on to what he had in mind... 12 ft. wall ...attic floor at 9 ' to clear garage doors..ledger board .. and center stick with one lally column..2x8 or 2x10 floor, and a stairwell from back to front so you can fit the nose of the car under it....a two ft. (+) knee wall and then the roof sitting on the plate...i'd frame it instead of truss it though...
*If your plan includes a need for alot of storage space or guest room then by all means balloon frame. Just beware that the higher the knee wall on the inside the more imposing the structure on the outside. Size it to work with your current dwelling. An eight inch course of block and 10' studs work out to a two' high knee wall,(after plates). I just finished a bid for a 26'x26' two door un-attached garage of this style. Came in @ $22,000.
*This may be a little off topic for which I apologize but while we're discussing balloon framing, I've been looking at small cabin plans,18' wide with a 2' or 3' knee wall on the 2nd floor, 12/12 pitch roof. Wondering if it wouldnt be easier and give you a stronger structure if it was balloon framed. Never balloon framed anything in new residential construction so maybe I'm missing something? Seismic perhaps? I seem to not get alot of that. Was also wondering if eliminating the hinge in the long walls in such a small span might allow you to eliminate collar ties on the rafters? Any thoughts?JonC
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Thanks to all contributors for the wealth of information provided in other discussions...hopefully, this question is not redundant...
The carpenter bidding on garage construction mentioned to my GC that balloon framing could be cheaper and provide more usable storage space above my 25x25 garage with 12/12 roof pitch...any thoughts? what is this? pros/cons?
Thanks in advance for any help !