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Old 11-10-2012, 04:26 PM   #1
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Garage conversion (framing question)


My garage was finished by previous owner. Fairly nicely done. I'm thinking about converting garage to family room space. Los Angeles County.

I want to do the work as legit as possible...but probably won't get a permit for 2 reasons..
  1. it's somewhat temporary (added space). I plan to do a new room add-on in 2-3 years. And if i ever sold the house I'd likely just turn garage back into a garage.
  2. To get approved w permit I'd need to build a carport and I don't want that.

so the question is about couple changes to make it more of a livable space.

Safe to assume there is no insulation in the walls. So the finished drywall would probably have to come down to put in insulation, then re-drywall. Bummer!

The question is about the framing. The current framing would seem to be 2x4 studs which sits on top of the garage foundation. A block/foundation perimeter that is about 5" tall --- but 6" deep. So there is a 2" gap on top of this (from where the 2x4 wall stops).

So the question is what to do about this to make the drywall go all the way down to the floor.

options?
1. leave it and do some creative baseboard/wood detail to try and cover this exposed block. But that will likely not look so hot.

2. maybe sister in 2x6 framing which would span the depth of the block foundation... then re-drywall over that. Seems like a decent idea since the walls will be open anyway to do insulation.

But any glaring issues with #2 or better ideas? thanks much.
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Last edited by jcrizzy; 11-11-2012 at 10:20 AM.
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Old 11-10-2012, 05:08 PM   #2
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Garage conversion (framing question)


Remove the drywall---add furring to the face of the existing to bring the wall out further than the foundation---gun furring to the foundation---insulate the foundation with foam sheets--pack the stud bays with faced bats----

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Old 11-10-2012, 05:17 PM   #3
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Garage conversion (framing question)


No need to remove drywall just for insulation. That can be blown in.
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Old 11-10-2012, 11:14 PM   #4
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Garage conversion (framing question)


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No need to remove drywall just for insulation. That can be blown in.
ah good point. Thanks for the suggestion(s)!
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Old 11-11-2012, 12:21 AM   #5
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Garage conversion (framing question)


A bit of 'caution' about making that space a 'living' space......LA and the County has been increasing the enforcement of unpermitted conversions. For the most part, the only allowed garage conversion is for use by Parents (Granny Garage).

As for insulation.....considering that a majority of houses built in the 50's had no insulation....I would not worry about it. At some point, the building and safety is going to find it....when they do..insulation is the least of your worries.
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Old 11-11-2012, 08:24 AM   #6
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Garage conversion (framing question)


it seems that with a 2" ledge, once the drywall is removed that will be 2 1/2" so if 1" foam is placed/glued on the foundation then a 3 1/2" ( 2x4) wall could then be built on the foundation bump and the drywall will flush out and float down over the foam board. That might be the simple approach that does not involve custom ripped fur strips and building a 2x4 wall is straight forward. take the trim off from around the door and add jamb extensions to bring the jamb out to the new wall plane and put the trim back around the door, the same for any windows....

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