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Old 02-20-2019, 11:53 AM   #31
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Re: No vents in garage build. Will I experience issues?


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Unfortunately, in Los Angeles county you must submit plans. Just talked to a representative and they dont offer advice. Basically saying plans need to be submitted and approved then construction can begin.

Back to me thinking I might need to hire someone. Drawing up plans and submitting them is beyond my capabilities and desires.
Best plan so far.
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Old 02-20-2019, 11:04 PM   #32
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Re: No vents in garage build. Will I experience issues?


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Sounds like im better off hiring a contractor to do all this.
Maybe. But we do like to do it ourselves around here and we're happy to offer advice where we can. Not really sure what your skills are at this point, so maybe it will be too much for you to complete properly, or maybe this will be just enough of a challenge to allow you to learn and still wind up with a good result.
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I would love to learn how to be able to build this to code and strong enough to last for whoever owns after me. But Im still at a loss on where to start with this properly.
Start by listing what your goals are. Then look for some inspiration in what you want the style to be. Then come up with a design that you can use to figure out the cost and how to do it right.
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I understand submitting plans, getting approved and permitted but its obvious I am not up to speed on code standards so its also obvious I wouldnt know where to start in submitting proper plans.
Everyone who does it all the time has had to do it the first time once. Check with your building department for what their plan standard is. It might sound intimidating, but it's usually translatable to simple ideas like the drawing should be to scale, show the property, show the existing structure and what the planned renovation is. But...sometimes when you talk to them you'll find out that you don't even need a permit for certain things. In my town, I was able to convert my two car garage to office space with only an electrical permit because I didn't change the structure substantially enough to warrant a permit. If you're not changing the number or placement of windows and doors, and not adding a second floor/storage loft, you might not even need a construction permit as adding drywall and insulation is often allowed without a permit.
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I was not planning on getting this permitted or approved by the city as this can be a long drawn out process if im not a contractor and comes with a cost.
Nope. Don't try it. If you need a permit and don't get one, you can get in serious trouble on a couple fronts. First, if the city catches you they will fine you, make you get a permit, and make you undo/redo whatever you've already done. If something happens like someone falls off the storage loft, your insurance might not cover you as it's an illegal construction. When you sell the place, you can have all sorts of problems with an unpermitted renovation.
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I was hoping to over engineer this to meet any code requirements and surpass any safety standards on my own (with the help of a buddy in construction).
If you're not getting a permit, how do you know you're "over engineering" it? Nobody builds a deck planning to have it fall down, and yet plenty of them do. Every collapse or failure was thought to be over engineered when built.
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I think at this point ill get some quotes from local contractors and go from there. Again, thank you everyone for the input.
That's not the worst idea, but if you want to do it yourself we can still help.
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Old 02-20-2019, 11:09 PM   #33
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Re: No vents in garage build. Will I experience issues?


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So your saying I cant drop the ceiling like the one in the picture and insulate it like I would do if it were drywall? Id like to keep it as efficient as I can when trying to cool/heat.
You can, but I was offering another option that keeps the roof insulated without building another ceiling. You just insulate the top of the roof with rigid foam and then roof over that. You don't touch the inside so you can then paint the rafters that you see there right now for the whitewashed rafter look.
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If you want to condition the space, insulate it, and keep the open rafter look, there is an option. Insulate the top of the roof. You'll need to pull the shingles off then put down a few inches of rigid foam, then plywood/osb, roofing felt, shingles, (and a few more details). Under this method you keep the underside just how it is but still get some R value from the roof and as a bonus you get nice high ceilings.
It might not pencil out for cost since you'll be adding roofing, but if your roof is due to be replaced soon then it's a good option.
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Old 02-20-2019, 11:17 PM   #34
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Re: No vents in garage build. Will I experience issues?


One more thought on this... IF this is a detached garage with gables on both sides, you might be able to get away with a pair of gable wall vents instead of soffit and ridge vents.
This way you can put up the ceiling you want and insulate it like it's an attic.
I still wouldn't use it for storage though, unless you run a beam and proper rafters and supports and all that.
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