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Foundation for a 16x24 structure

15K views 17 replies 8 participants last post by  30Five 
#1 ·
Hello everyone. My name is Alex. I am planning on building a 16'x24' structure on my property to replace a poorly built structure that existed there before. The basic idea is to have a building that is 1 story tall, and is heated and cooled for workouts and workout equipment.

I want this building to be very solid, and built to local and general code, with inspections and all. We've had trouble with neighbors in the past calling us out for even tiny changes in structures, so this is going to be done exactly by the book.

Now, I am an electrician and a carpenter, so the wiring will be a piece of cake, but my carpentry experience is mostly limited to building decks, and interior renovation. I've never built this kind of thing from scratch, so I need a good bit of help with it so it doesn't just collapse after I finish it. :p

I originally wanted to build on a wood foundation of sorts, but I'm thinking a concrete slab, wall, or cement block foundation would be better. The problem is, I don't know how to start, and I don't want the "norm" would be as far as foundations are concerned.

If anyone can help me out here I would really appreciate it. I just need some idea on how to start, especially the foundation, floor support, and roofing. I am limited in funds, so a good balance of quality and cost is important.

The whole thing will look a bit like this: http://www.llshedplans.com/images/gable280.gif
One door, and a couple of windows.

Thanks!
 
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#2 ·
Welcome 30five, to the best DIY'r site on the web.

Well I will be the first one to tell you this, go out and either buy plans, or have plans draw up by an designer/engineer. You should post your location as well this always helps with identifying the building codes for your area.

Mark
 
#3 ·
Alex,
That is a pretty straight-forward building. Like Mark said, first thing, go check with your local building department and see what they require for a foundation. I know what's required where I live, but it varies city to city around here. Once the foundation is in, that structure could be built in a weekend if you have a few buddies to help and at least one person who is a letig framing carpenter. Should be a fun project. Best to show your building department what you want to build to make sure they allow everything you want. A fellow just put up a 2 1/2 car garage in his backyard without trying to pull a permit. Turns out the homeowners association doesn't allow them. He had to tear it down. My buddy hauled away all the lumber.
Mike Hawkins:)
 
#4 ·
Thanks for the suggestions guys. I live in Pascagoula MS, about 2 miles from the coast.

I will talk to the building inspectors and see what's required on Monday. As for the plans, that's probably the best thing to do, but I'm not sure where I could go to have a set of plans made.
 
#10 ·
Thank you so much for replying to my thread. This forum rocks. :thumbsup:

Well I just found out via the web that Pascagoula is on the 2006 International Building Code (IBC) and the International Residential code (IRC) for residential dwelling units of one and two family units.
The 2005 IEC, 2006 International Plumbing, Mechanical and Gas Codes.

There are loads of important info that you need to obtain even before picking someone to create plans like this form the local code book.

That was from section 14-44 (c) of the local codes.

Interesting stuff.

Andy.
That is interesting. What exactly makes a building a "residential dwelling"? This building will be constructed similar to a house, but it won't be living/sleeping space for anyone. Is it the construction that determines it, or the purpose?

From what you quoted there, I don't think my structure would have to be designed by a licensed engineer or architect, right? I guess the best thing would be for me to just go talk to a building inspector and see what he/she says.

You are in prime hurricane country. I spent six months doing forensic investigations on failed structures in your area after hurricanes Katrina and Rita. Prior to those hurricanes, the building codes were a joke, and the joke was rarely enforced. Totally different situation today.

As noted, start by talking to the building inspector. They will steer you in the direction of required minimum standards, and they can certainly tell you what code book to purchase so you know the requirements. There may be local requirements beyond IRC, they will let you know.

In hurricane country, it is essential to pay attention to details such as use of hurricane clips to retain roof rafters, proper attachment of plywood sheathing to the framing, adequate ties between walls, protection of windows and doors from wind damage by flying debris, proper selection and attachment of roofing material, and adequate attachment of the framing to the foundation. All of these details are discussed in the IRC, however the local inspector may have specific requirements beyond the code.

If you purchase plans or hire an architect, be sure that the plans are specifically designed for the design wind load at your site.
Thank you for the advice, I had not considered those aspects! I will definitely make sure to include your suggestions into the construction.
 
#8 ·
Well I just found out via the web that Pascagoula is on the 2006 International Building Code (IBC) and the International Residential code (IRC) for residential dwelling units of one and two family units.
The 2005 IEC, 2006 International Plumbing, Mechanical and Gas Codes.

There are loads of important info that you need to obtain even before picking someone to create plans like this form the local code book.

(c) All drawings, specifications and accompanying data shall bear the name and address of the designer. In the case of buildings or structures of Group `A', `E' and `I' occupancy, as determined by the building code adopted in this chapter, and all buildings or structures exceeding two stories in height and all structures exceeding 5,000 square feet in area, or of prefabricated metal building design, except one- and two-family dwellings, such designer shall be an architect or engineer, legally registered under the laws of this state regulating the practice of architecture or engineering and shall affix his official seal to such drawings, specifications, and accompanying data.
That was from section 14-44 (c) of the local codes.

Interesting stuff.

Andy.
 
#9 ·
You are in prime hurricane country. I spent six months doing forensic investigations on failed structures in your area after hurricanes Katrina and Rita. Prior to those hurricanes, the building codes were a joke, and the joke was rarely enforced. Totally different situation today.

As noted, start by talking to the building inspector. They will steer you in the direction of required minimum standards, and they can certainly tell you what code book to purchase so you know the requirements. There may be local requirements beyond IRC, they will let you know.

In hurricane country, it is essential to pay attention to details such as use of hurricane clips to retain roof rafters, proper attachment of plywood sheathing to the framing, adequate ties between walls, protection of windows and doors from wind damage by flying debris, proper selection and attachment of roofing material, and adequate attachment of the framing to the foundation. All of these details are discussed in the IRC, however the local inspector may have specific requirements beyond the code.

If you purchase plans or hire an architect, be sure that the plans are specifically designed for the design wind load at your site.
 
#12 ·
Ah, but it is "living" space because it will be used by people on a regular basis. Basically it is an accessory structure , an adjunct to your house so it is part of a single family dwelling.

Apparently it is not necessary for an Architect or engineer to draw up plans but engineering may be required if some part of the structure is outside the scope of "Conventional Light Framing" techniques.

Andy.
 
#16 ·
Sounds to me like what you might consider is build a heated garage with windows you could put in a window air conditioner unit. Do it that way and you'd have something which future owners may find adds value even if they wanted to use it like a garage.

Otherwise I'd been thinking pier and beam construction, but really unless you already have plenty of garage space, I'd think a garage would be best from a property value standpoint.
 
#17 · (Edited)
If you could see what my house looks like (inside and out) you probably would see it differently. I don't think anyone in the world would buy my house! :p


EDIT: Just got finished talking to one of the folks from the Pascagoula planning department. She told me that all the codes were on the website, and that there were no local codes that applied beyond that. I told her what kind of structure I intended to build, and she told me that it would have to be built with treated wood up (but not including) the rafters, and that it would have to be able to withstand winds up to 150mph. She told me that what I could do, is get a set of drawings made for the building I intend to construct, and then bring it to the planning dept. where one of the engineers (or inspectors I dunno) will check it out, and see if it meets the standard. She said it didn't matter if the plans were made by an engineer with all the fancy stamps and all, or by myself, as they will check it regardless.

She also mentioned something about "flow through vents" which I assume are spaces in the wall type foundation that enable the flow of water. That makes sense to me, as the water reached 7' in my house during hurricane Katrina. I'm not 100% sure though, so some clarification is needed.

Where do I go from here?
 
#18 ·
Okay quick update. The plan for the building has changed. Myself and my brother have decided to make it more like a simple garage space. Same size as before 24'x16', but no insulated walls or anything. Just a closed space that the wind can't enter.

Any suggestions?

EDIT: I should have said shed really. The building will have 1 door and 2 windows or so.
 
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