[Ardente]

Detached home. The attached two car garage is 2 stories high with access to the house in 2 locations (basement and second story inside the already finished garage). U can enter the basement on grade in the garage or go up a staircase and enter the house on the second floor. All walls and ceiling are drywalled and insulated already. Approx. 20x20.

Approx. cost to build a bedroom on the 2nd story half of the garage?

Structural beams or posts needed?

Permits required?

HVAC?

Ontario, Belleville

 

[Nealtw]

What is the room used for now.

Permit, yes likely.
more outlets likely

egress window yes.

exterior rated door and seal between garage and living space.

HVAC, if brought thru garage it will have to be boxed insulated and drywalled.

I doubt you would need beams if this was built under permit.

 

[Ardente]

Right now its just a fully insulated garage with 20ft ceilings. I wana cut it in half and leave the top half exposed to the second floor creating more living space while using the bottom for cars still. Im a licensed electricians so im good there. Its the HVAC and structural i was wondering about? Do i need a permit or engineered drawing to frame the floor?

 

[Nealtw]

Right now its just a fully insulated garage with 20ft ceilings. I wana cut it in half and leave the top half exposed to the second floor creating more living space while using the bottom for cars still. Im a licensed electricians so im good there. Its the HVAC and structural i was wondering about? Do i need a permit or engineered drawing to frame the floor?

Then you will be into it and the city might want you to have an engineer involved, I don't know if they accept a lumber yard recommendation.

Most of the time here the front beam over the door would be bigger and it would support a beam going to the back of the garage.
We did one where the engineer thought we could do it with double joist.
After sagging we had to put beams in after.
We put a 6x14 beam into the wall on both sides with studs to hold it up and a beam the same size from there into the back wall with studs holding that up. We put them under the floor joists but you could go higher and use hangers for the joist. The beams were tied together with one of those heavy duty hangers that take 40 nails.
Joist can be hung off the rim of the house but the other side would have to be looked at.

 

[Ardente]

Thats what I was wondering. Because its a 2 car garage with 2 separate doors. Is putting in posts on the garage floor to support a beam running from garage doors to the outside wall of the finished house an option? And then ur spanning whatever size across and on top of the beam perpendicular?

 

[Nealtw]

Thats what I was wondering. Because its a 2 car garage with 2 separate doors. Is putting in posts on the garage floor to support a beam running from garage doors to the outside wall of the finished house an option? And then ur spanning whatever size across and on top of the beam perpendicular?

That would require a footing at frost depth.

With 2 doors you could likely just put a beam between them to the back and add a deck to one side.
How much room between those doors?

 

[Ardente]

Off hand I'd guess 8 to 12 inches at least. So your saying install a beam on top and perpendicular to the beam that exists above the garage doors. Then attach opposite end of newly installed beam to finished side of house? And then ideally i would span a deck the entire width of the garage.

Thanks for the input by the way.

 

[Nealtw]

Off hand I'd guess 8 to 12 inches at least. So your saying install a beam on top and perpendicular to the beam that exists above the garage doors. Then attach opposite end of newly installed beam to finished side of house? And then ideally i would span a deck the entire width of the garage.

Thanks for the input by the way.

No with 2 doors you will have a much smaller header over each door.

Each header would use up 5 or 6 inches of that space, you likely could just add studs in the middle to set the beam on.
You could put that beam below the joists, flush with the top of the joists or
if you only want to finish half the space the beam could go flush with the bottom of the joists and you build the wall on top of the beam.

 

[Ardente]

Alright thats making sense. And i suppose just ledgers around the perimeter of remaining walls.

Im going to have to research to see just how involved I may need to get in terms of permitry and engineered drawings, but it almost seems like the previous owner (original builder) of the custom home i bought designed the garage for this purpose. Why else have access to both stories of the house from inside the garage.

 

[Nealtw]

Alright thats making sense. And i suppose just ledgers around the perimeter of remaining walls.

Im going to have to research to see just how involved I may need to get in terms of permitry and engineered drawings, but it almost seems like the previous owner (original builder) of the custom home i bought designed the garage for this purpose. Why else have access to both stories of the house from inside the garage.

We built a house with a 3 car garage in the front. One was double deep for a car lift to park the fifth (show car) with a walk way around so from his bedroom upstairs he could visit the car. :biggrin2:
On the house side you just use hangers on the rim joist. the back and front would just be nailed to the walls,

 

[Ardente]

Ha. Must be nice. Thanks for all the advice.

 

[Old Thomas]

Your code likely requires fire rated assemblies between the garage and habitable space.

 

[Nealtw]

Your code likely requires fire rated assemblies between the garage and habitable space.

Yes the new ceiling and wall would have to drywalled with fire rated.

 

[Ardente]

Do i need it on the new wall? As long as i completely fire separate the bottom from the top...i was planning on removing the existing storm door between garage and new living space now that its a fully finished extension of living space.

 

[Nealtw]

Do i need it on the new wall? As long as i completely fire separate the bottom from the top...i was planning on removing the existing storm door between garage and new living space now that its a fully finished extension of living space.

If you are using half the space the wall between the house and the garage space will need to be sheeted and filled with drywall

 

[ron45]

Your insurance will go up.?

 

[huesmann]

And maybe your tax base.