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Huggins90 01-03-2013 08:50 AM

Raising an enclosed garage floor...?
So we are under contract on a fixer upper and it is currently a one bedroom one bath house...(they expanded kitchen into the former bedroom). They also enclosed the garage into a second living space, but it is a two step down into it. The ceiling is the same height as the rest of the house so we were thinking that if there was as way to raise the height of the floor to the height of the rest of the house, It would seem less like an enclosed garage, making a great bedroom. I have some familiarity with deck building. Could you use the same concept and just build a raised floor using joists tied to the studs, or, a ledger board attached to the studs then joist hangers...? Never heard of this being done so thought I'd ask. Also, what would you do with the space below? Add a vent to the outside to match the crawlspace in the rest of the house? Seems like it would work to me, but y'all may be able to explain why it is a dumb idea. Home is in southern Oklahoma if that matters. Thanks in advance!


Duckweather 01-03-2013 09:08 AM

Using a ledger or attaching to studs creates balloon framing. you should fire block between studs to stop fire from spreading to walls. Best ledger is to notch studs about an inch and recess the ledger for more strength. You would then use joist hangers. I might even rip 1" from one set of blocks behind ledger and another row above the floor level, where the shoe would normally be. Depending on the span you might build a small knee wall under the center to reduce bounce too.

joecaption 01-03-2013 09:10 AM

It's done all the time.
One issue may be that the floor is sloped toward the old garage doors.
Got some pictures inside and out?
I'd like to see how they covered up the area where the old garage door was.
Done wrong and there can be water leaking in under the wall or rotting sheathing because it's so low it's to close to the old aprin.

SeniorSitizen 01-03-2013 09:40 AM

After some thoughtful planning, I might just take a different approach even though the original structure has a wood floor. I might just call a ready mix truck and be done with it pronto.

GBrackins 01-03-2013 09:50 AM

we do this all the time. typically we'll install a center beam with new footings. we install fireblocking between the studs at the floor level, install ledger boards to the face of the studs and attach floor joists to the ledger boards using hangers and lap over the center beam. We typically use cmu block to "block in" the overhead garage door openings to same height as top of foundation. units are secured with rebar set into the foundation.

joecaption 01-03-2013 09:51 AM

And what are they going to do?
How many inches is it from your house floor to the garage floor now? Two steps should be about 14". That's a whole lot of concrete.

rjniles 01-03-2013 09:58 AM

As JoeC said, too much concrete to be practical. A wood floor is a much better idea. Provides space for electrical, plumbing, heating/AC ducts and insulation.

Install vapor barrier over the old concrete floor.

joecaption 01-03-2013 10:01 AM

Engineered floor joist would make far more sence then concrete.

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