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Old 08-20-2009, 02:44 PM   #1
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Garage Attic Room?


Hello,
Just joined because i was searching for attic remodel ideas and came across this site(Great site), Would like to get the input from some of the experts here on if it will be possiable to turn my garage attic into a small office? Here is some pics to get it started.

And detials of what i know...
1. 2x12 joist 16"OC.
2.19' span
3. need stairs in garage...


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Old 08-20-2009, 03:18 PM   #2
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Garage Attic Room?


Is there any beam under the 19' span at the 1/2 way point ?
Single large garage door or two doors?
19' is at the very far side of the span calc for floor joists
Will you be using the area w/white insulation - beyond the 20' mark?
Garage ceiling needs 5/8" sheetrock for fire protection since the upstairs will be habitable space

Is there something under that row of support 2x's that seem to support the roof? Beam, doubled/tripled 2x12 ?
What size are the rafters?
Where are you located - snow load?

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Old 08-20-2009, 03:23 PM   #3
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Garage Attic Room?


How much room do you have to the left of where the picture ends? Also are you restricted to where you put your stairs? If all you have is the space in the picture, it could get annoying/uncomfortable due to low head room. If you could locate stairs anyway, try to put them so you come up underneath that peak. Your stairs will be between the window and the 8' mark you show. That way you utilize that low head room and when you come up you'll be able to stand straight up without any issues. Structurally floor is good for the situation. Just a matter of how much usable space you will have after you do kneewalls and stair case.
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Old 08-20-2009, 03:54 PM   #4
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Garage Attic Room?


Quote:
Originally Posted by Scuba_Dave View Post
Is there any beam under the 19' span at the 1/2 way point ? No
Single large garage door or two doors? Single Garage Door
19' is at the very far side of the span calc for floor joists
Will you be using the area w/white insulation - beyond the 20' mark? Maybe a foot or 2.
Garage ceiling needs 5/8" sheetrock for fire protection since the upstairs will be habitable space. 10-4

Is there something under that row of support 2x's that seem to support the roof? Beam, doubled/tripled 2x12 ? Just one of the 2x12.
What size are the rafters? 2x6
Where are you located - snow load?N. Houston Texas, No snow here.
I have more pics if need be...
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Old 08-20-2009, 04:49 PM   #5
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Garage Attic Room?


Here is another pic( probally the worst MS pait rendering(sp) ever).
Trying to give an idea of the size.



And yes, that is a gas hot water heater exhaust that is way to long...
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Old 08-20-2009, 05:00 PM   #6
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Garage Attic Room?


You need 3' for a stairway landing top & bottom
Stairs need to be 7 3/4" max (I think) rise per step
10" min step run
And you need 6' 8" (head room) clearance above the stairs as you go up
So you need to measure & make sure you can fit the stairs in

No access from 2nd flooor to eliminate stairs?
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Old 08-20-2009, 05:12 PM   #7
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Garage Attic Room?


Quote:
Originally Posted by Scuba_Dave View Post
You need 3' for a stairway landing top & bottom
Stairs need to be 7 3/4" max (I think) rise per step
10" min step run
And you need 6' 8" (head room) clearance above the stairs as you go up
So you need to measure & make sure you can fit the stairs in

No access from 2nd flooor to eliminate stairs?
1 story home..

I think all in all the stairs will be the most challenging, may even sub it out.
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Old 08-20-2009, 05:43 PM   #8
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Garage Attic Room?


I would check with your local Building Department for their attic conversion requirements. You may have to: add thickness (2x6) to all rafters to get required insulation in, lose the abutting dormer due to headroom required, add a window for egress if the stairs are the only means also for light requirements, get engineering for floor to accommodate new stair location (based on floor joist direction), lose some floor space to keep the headroom to sloping ceiling ratio requirements (may require 7'6" or 7' headroom) minimum knee-wall requirements, and add a weatherstripped self-closing door and landing at the bottom of stairs. It is a great space that is just waiting to be utilized!

Be safe, G

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