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Old 06-19-2013, 12:53 PM   #16
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Garage Conversion (planning stages)


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Originally Posted by creeper View Post
So why can't they just use the driveways that lead to the former garage?

It does sound odd at first that homes are required by code to have a garage based on bedrooms

In my area you see these conversions all the time. It doesn't take from the homes value, It usually adds value because of the extra space.

A shed though is a good idea. You need to park your shovels somewhere.
Back 'in the day'....some of those houses didn't have a real driveway....not unusual to see only about 8' of driveway before the sidewalk. It wasn't an issue because you had a garage....but now that people want to convert garages to rooms....parking on the street is all that is left.

You also have to remember that when a good % of the homes were built here, it was after the war....1000 sq ft was considered big....our house sold for $9500 in 1952. Back then it was considered big....all 1027 sq ft....and 60A for AC power was more than enough.....

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Old 06-19-2013, 01:14 PM   #17
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Garage Conversion (planning stages)


Oso, strictly speaking, is correct. A garage per se is not required IF and this is a big if, if your local jurisdiction in Calif. will allow for a car port.
I should have said that I do not know of any here in So. Cal. Orange County area that would allow a car port so I was speaking only from my experience.

I stand corrected.

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Old 06-19-2013, 01:40 PM   #18
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Garage Conversion (planning stages)


.......

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Old 06-19-2013, 01:57 PM   #19
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Garage Conversion (planning stages)


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.......
I agree.................
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Old 06-19-2013, 08:12 PM   #20
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Garage Conversion (planning stages)


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Originally Posted by sdsester View Post
First thing you had better determine is whether the existing garage slab is of suitable material/reinforcement, thickness, compressive strength, etc. to serve as a foundation for the new room. They rarely are and you will have to resolve the issue before you can get any sign-offs, permits, etc.
I'm not using the slab as any type of support. The garage will be framed out to the same height as the rest of the house.
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Old 06-19-2013, 10:18 PM   #21
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Garage Conversion (planning stages)


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Originally Posted by Oso954 View Post
Reason it sounds odd, is that it is not correct.
Current code in Calif. is that each single family residence is required to have a minimum of 2 off street parking spaces. They must be covered (carport or garage). There are many homes that don't meet this, but are grandfathered.
Most local authorities will rule that if you convert the single car garage to living space, you then need to meet current code for 2 covered spaces.
This makes a lot more sense than what was originally said in that you cannot convert a garage to living space. I can understand a requirement for a certain amount of off street parking.
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I'm not using the slab as any type of support. The garage will be framed out to the same height as the rest of the house.
How are you going to support the framing? You are either going to attach it to the existing walls or on piers down to the concrete. In either case you're going to put more load on the existing foundations and/or point load the slab. In either case, your existing foundations may not be strong enough to meet code.
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Old 06-19-2013, 10:21 PM   #22
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Garage Conversion (planning stages)


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Originally Posted by Msradell View Post
This makes a lot more sense than what was originally said in that you cannot convert a garage to living space. I can understand a requirement for a certain amount of off street parking.

How are you going to support the framing? You are either going to attach it to the existing walls or on piers down to the concrete. In either case you're going to put more load on the existing foundations and/or point load the slab. In either case, your existing foundations may not be strong enough to meet code.
It will be attached to the existing walls. I just found that the 12" of clearance that I would have below the joists would not be up to code so I may have to go back to the drawing board. Any suggestions on that aspect? I believe I need a minimum of 18" clearance.
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Old 06-20-2013, 12:22 AM   #23
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Garage Conversion (planning stages)


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Originally Posted by REXAMUS

It will be attached to the existing walls. I just found that the 12" of clearance that I would have below the joists would not be up to code so I may have to go back to the drawing board. Any suggestions on that aspect? I believe I need a minimum of 18" clearance.
Someone will correct me if I'm wrong, but I'm fairly certain the IRC notes the 18" clearance is from the bottom of the joists to the exposed ground (dirt). Even then, you can still install the joists, the IRC simply requires that they be pressure treated. In your case, I imagine you would be fine as the joists are not in direct contact with the concrete slab.

Just out of curiousity, but how are you planning to attach the floor framing to the walls?
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Old 06-20-2013, 11:17 AM   #24
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Garage Conversion (planning stages)


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Someone will correct me if I'm wrong, but I'm fairly certain the IRC notes the 18" clearance is from the bottom of the joists to the exposed ground (dirt). Even then, you can still install the joists, the IRC simply requires that they be pressure treated. In your case, I imagine you would be fine as the joists are not in direct contact with the concrete slab.

Just out of curiousity, but how are you planning to attach the floor framing to the walls?
A rim joist attached to the studs.
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Old 06-20-2013, 11:31 AM   #25
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Originally Posted by Msradell View Post

How are you going to support the framing? You are either going to attach it to the existing walls or on piers down to the concrete. In either case you're going to put more load on the existing foundations and/or point load the slab. In either case, your existing foundations may not be strong enough to meet code.
If the existing foundation and floor can take the dynamic load of a vehicle, it can likely take the static load of lightweight wood construction..............
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Old 06-20-2013, 11:44 AM   #26
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Garage Conversion (planning stages)


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Originally Posted by REXAMUS

A rim joist attached to the studs.
I assume you're talking about nailing a ledger/rim joist to the studs and then installing your joists with hangers?

Are you having this inspected? That approach would not be permitted in my area without engineering. Just something to think about.
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Old 06-20-2013, 12:33 PM   #27
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Garage Conversion (planning stages)


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Originally Posted by Pittsville View Post
I assume you're talking about nailing a ledger/rim joist to the studs and then installing your joists with hangers?

Are you having this inspected? That approach would not be permitted in my area without engineering. Just something to think about.
Yes, and did you happen to read the original post at all?

Why would that method require anything different?

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Old 06-20-2013, 12:39 PM   #28
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Garage Conversion (planning stages)


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Originally Posted by REXAMUS View Post
Yes, and did you happen to read the original post at all?

Why would that method require anything different?
That happens a lot here......too easy to gloss over first couple of paragraphs and then jump down to the bottom.....I've been guilty of it once or twice.
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Old 06-20-2013, 02:57 PM   #29
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Originally Posted by REXAMUS

Yes, and did you happen to read the original post at all?

Why would that method require anything different?
Yes, I read your original post... 8 days ago. Forgive me for not remembering all of the details.

I am not a professional, but to the best of my knowledge, there is nothing prescriptive in the code about fastening a ledger to a stud wall and then hanging joists off of it. Prescriptive approaches would include letting a ribbon into the studs with joists bearing on the ribbon or building a short cripple wall with your rim board and joists on top. Again, I'm not a professional, but this is how I interpret the code.

In my area, if a design is not prescriptive, the building official wants to see some engineering. Obviously, I don't know how things are done in your neck of the woods. The building official is the final word and they'll let you know whether your idea flies or not during the plan check.
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Old 06-20-2013, 10:40 PM   #30
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Garage Conversion (planning stages)


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Originally Posted by Pittsville View Post
Someone will correct me if I'm wrong, but I'm fairly certain the IRC notes the 18" clearance is from the bottom of the joists to the exposed ground (dirt). Even then, you can still install the joists, the IRC simply requires that they be pressure treated. In your case, I imagine you would be fine as the joists are not in direct contact with the concrete slab.

Just out of curiousity, but how are you planning to attach the floor framing to the walls?
Does anyone have any input on this situation regarding the crawl space?

Quote:
Originally Posted by Pittsville View Post
Yes, I read your original post... 8 days ago. Forgive me for not remembering all of the details.

I am not a professional, but to the best of my knowledge, there is nothing prescriptive in the code about fastening a ledger to a stud wall and then hanging joists off of it. Prescriptive approaches would include letting a ribbon into the studs with joists bearing on the ribbon or building a short cripple wall with your rim board and joists on top. Again, I'm not a professional, but this is how I interpret the code.

In my area, if a design is not prescriptive, the building official wants to see some engineering. Obviously, I don't know how things are done in your neck of the woods. The building official is the final word and they'll let you know whether your idea flies or not during the plan check.
Yea, I'll just have to get up with them when I'm closer to doing the project.

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