We’re doing a renovation/addition to our home. Things have gone well so far with inspections and what not. We’ve tied the new structure into the new and have the new 2nd floor dried in.
I decided I want to close up our 1 car garage (60 yo, attached to the existing home also 60 yo) and put a dormer on it.
What do you think I could “get away” with here? Is this something I can talk to the inspector about doing without having engineered plans? To me it seems that this is not a extensive task. But I’d like to know from all of you as to what you think is within the realm of possibilities.
Thanks
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WWPD
Replies
Anything is possible, but sight unseen no one can really tell you much of anything without more information.
How's the foundation? Stone, block, or poured concrete? What are the cieling joists right now? What dimensions and how far are they spanning? Is it already insulated? Boarded? Wired? Will it meet your local codes for living space? Trusses or stick framed?
What will you do with the space? If it's a bedroom, are you on a septic system? Is your septic rated for the additional bedroom?
Lotsa questions. Could be cake and pie and could also be not worth doing. I'd say there's a good chance that you could sketch the existing in a structural elevation and then draw a proposed structural elevation with everything sized appropriately and get your permits. The hiccup will be that the existing ceiling joists are most likely undersized to carry the 30 psf load that they will need to be rated for as floor joists. That usually means sistering the appropriate size joists and quite possibly adding a beam to support it.
If you can give your lumberyard accurate spans and dimensions they will most likely be able to size a beam for you and provide you with the engineering stamp you may need for that beam. So the whole project may not have to be engineered, but the beam may need to be.
Lotsa questions and not many answers for ya. Sorry dude.
All valid points. In my mind I saw much of that, but I failed to convey it properly.
It is on concrete slab, with one course of block then stick framed with common 2x6 16" oc (as the existing home is).
It is wired but will be updated (regardless if I close it in or not)
Plumbing is existing.
Essentially it will be a bonus room.
What it would entail is removing a plywood garage door, laying a course of block and framing with a 2 x 12 header (there is no header now).
I guess I was trying to feel out from others is what is possible with and at what point are they (inspectors) like "No way"
It seems to me that since the structure is already attached to the existing house that what I would be doing is enhancing the soundness of the structure
Thank diesel
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WWPD
excellent reply (covered a lot of ground that often gets missed by the less-experienced)
Without know anything about your local codes and how the building department works in your area my PWAGWAK (pure wild a$$ guess without any knowledge) is that the dormer would be OK.
However, the change in usage of the space might be up a whole bunch of requirements to bring it "up to code".
Thanks bill, I figured the dormer would/could fall along those lines.
You'd have to see our house currently.
The "old" living area has not one header, its all common frame truss. Basically the attached garage is the same.
Thanks for your input-----------------------------------------------------------------------------
WWPD
In addition to structual the other big issue may be zoning. In my town they require at least one space to stash a car - whether or not it is actually used that way. So, it's OK for me to have my shop in my garage, but if I were to replace the garage door with a wall it would be redtagged.