Replies

1. 
   Guest_ | Nov 28, 1999 10:33pm | #1

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   What is the ceiling ht. in the existing garage ?

   If you frame level with living area, are there any exterior egress ? What happens to the existing window heights ?
   How are you going to condition the space ?
   Is there a center beam and lally column ?

1. 
   Guest_ | Nov 28, 1999 10:43pm | #2

   *If you frame a floor, it should sit on a ledger which is set into the wall studs which I am assuming are bearing on an adequate foundation. At 24', you'll need a center beam which will need to also sit on footings you pour within your 4" slab.At a 12' span, you'll need at least 2x8's for floor joists. With subfloor and underlayment, that leaves only about 6 inches between the slab and bottom of the joists. Around here, the inspectors want all crawl spaces to have at least 18" head room to allow access for repairs or in the event of an underfloor fire. Just some food for thought.

1. 
   Guest_ | Nov 29, 1999 03:30am | #3

   *We just did a remodel like you envision. A bit more dificult than I thought, but I still made money. Ryan was right on:Issues: b ElevationsAssuming 8' ceilings, and the same floor elevation, one must calculate subfloor and joist thicknesses to achieve sufficient crawl space. You must have access underneath the room. You might have to go to doubled up 2 x6's if your inspector will let you. We used lalley colums and a center beam.b footingsWe had to pour new footings, instead of framing directly on the slab.b roofWith all the new framing and 8' ceilings, the roof line had to be raised, which involved either a giant ugly shed roof or a nicer looking pitched one.b electricalThe service line came to the side of the garage, and had to be moved. This meant a new box, and a new drop.

1. 
   Guest_ | Dec 01, 1999 10:42am | #4

   *Forget the family, you NEED a gargage

1. 
   Guest_ | Dec 01, 1999 04:15pm | #5

   *KISS- keep it simple stupid (no offence just a saying). you will keep yopur costs down dramatically if you put a step down. Go with a carpet or laminate floor. Simple cheap and done. Take the money you save and buy a pool table! The kids need that right.Rick Tuk

2. 
   Markojgfan | Jan 04, 2000 11:49pm | #6

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   I have a 24'x24' attached garage that I am converting to a family room. I need to decide whether to step down from main floor of structure to concrete slab or frame floor system to match existing framing. The slab is 15" below existing finished floor. If I frame floor system, can the 4" min. slab support the floor framing without additional footing? The room floor carries no roof or wall load. Any help would be appreciated.