Building a detached garage | FerrariChat

Building a detached garage

Discussion in 'Northwest' started by F355steve, Sep 10, 2013.

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  1. F355steve

    F355steve Formula 3

    Apr 9, 2008
    2,086
    Honolulu - Seattle - Okinawa
    Full Name:
    Steve
    I am currently looking for a new "family" house and of course the #1 concern for me is the stable of vehicles and where to house them. Maybe one of 100 houses I see for sale is up to my standards in the garage realm.

    Am I crazy for wanting to find a house where I could build my own detached garage? If done on the up and up with a good contractor how much would I be up against for a detached 500 square food garage? I want something that easily houses 2 small sports cars and all my tools. No lift, no water/plumbing, nothing fancy. Just new structure, shop floor, insulation, basic electrical, lighting, for working on cars. Some sort of heating to make the temperature 55-60 in the garage in the winter when I want to spend all Sunday in there. Would $30k get me there? This would be in the north Seattle area. Probably off alley or something like that.

    The 355 needs a fancy home more than I do!
     
  2. Bob Parks

    Bob Parks F1 Veteran
    Consultant

    Nov 29, 2003
    7,911
    Shoreline,Washington
    Full Name:
    Robert Parks
    Check with Spasso.
     
  3. sammyb

    sammyb Formula 3

    Jun 23, 2006
    1,857
    Where wife tells me
    Full Name:
    Sam
    30K??? Ha Ha!

    Okay, it depends on how big and elegant you want to go. About ten months ago I built a 40X80 up the street from my home next to a rental house I own. Let's put it this way: the lumber package alone was $24K. It cost me about $6k in plans, surveys, drainage engineering plans, and county fees. And I'm down in Thurston Co, where it's a lot easier to build, because I'm right outside the city line. In Seattle, good luck!

    The bottom line: the cost of labor might not be too bad, but the cost of materials is higher than it ever has. The price of plywood is nearly double what it was just three years ago.
     
  4. Korntera

    Korntera Karting

    Sep 19, 2012
    101
    Happy Valley/Bend OR
    Full Name:
    Travis
    I agree with the 60K price, I own an HVAC company here in Portland and am in the process of building a 3500 sq foot home with 4 car garage and am AMAZED how much some stuff has gone up. In my HVAC industry we have had about a 10% price increase in the past 1.5 years and as others have said lumber has been going up and down.

    Plans could be $1,500 look at houseplans.co they sell detached garage plans for a good price and are located in Portland
    Concrete probably $5,000
    Electrical $4,000
    Lumber $16,000
    Framing Labor $10,000
    Insulation $3,000
    Drywall and Paint $7,000
    Permits - Who knows
    Builder/remodeler 10-15%
    Roofing $3,000
    Heating as little as a couple hundred with electric heaters up to $4,000 for a small ductless heat pump
    Don't forget a few windows at $1,000
    A garage door and opener for another $2,500
    Excavation $2,000

    So lets see you are about.... $55,000 before permits and builder fee
     
  5. tr0768

    tr0768 Formula Junior

    Oct 28, 2008
    730
    maltby wa
    Full Name:
    Howard Musolf
    2 construction rules need to be taken into account,

    1) Double the amount of any quotes.

    2) Double the estimated time of completion

    Then you may be in the ball park. You have no idea what obsticals you will come up against, especially the City and their hired guns. These guys have more ways to waste time and your money. It seems they are envious of what you can afford and they can't, so they throw roadblocks every step of the way.

    When I built my car barn and machine shop I hired a plan runner(Snohomish County). This guy was a retired building department employee and knew all the ins and outs. He charged $250.00 and it was the best money I ever spent. Got the plans thru and apparoved in 10 days. At that time there was up to a 60 day wating period.

    He also offed much sage advice regarding design, site plan, and the way around potential obsticles during construction. Taking his advice we moved into the building in less than 70 days from submiting the plans to closing the doors.

    This was a 4000 square ft pole building plus an a 1000 square ft machine shop, with insulated finished interior with electircal, heating, spray booth, ready to move into.

    I'm not sure there is a plan/specialist for hire in the Seattle area but I sure would check it out.

    Howard musolf
    1982 400i Cabriolet
    1994 348 spyder
    AC Cobra
     
  6. etip

    etip Formula 3

    Apr 4, 2004
    2,406
    Washington State
    Full Name:
    Eric
    I spent about $60k on a 2 car garage with rooftop deck: agree with the above- plans, permits, labor, concrete, special coatings (duradek), insulation, electricty... It seems like for a "box" it shouldn't cost that much, but things add up so quickly. (not to mention if the contractor sucks (which a lot do).
     
  7. F355steve

    F355steve Formula 3

    Apr 9, 2008
    2,086
    Honolulu - Seattle - Okinawa
    Full Name:
    Steve
    So, YES, I am crazy for wanting to build one myself. Geezzzes F'in... well you know. I know costs and labor have been going up, but eh, I don't know I was hoping it wasen't that much. So $60k is more realistic it sounds. That just sounds absurd but I do understand how it can all add up and the pain contractors can turn out to be.

    Thanks for the replies guys, I now know how much of a premium to put on a garage that is already there. I would have a hard time justifying to the wife $60k to build a garage.
     
  8. Jonny Law

    Jonny Law F1 Rookie
    Silver Subscribed

    May 6, 2008
    3,173
    Over yonder.
    Full Name:
    IT Guy
    I know someone in Long Beach WA who built a five car with second floor for around $75k. This was about three years ago. He mentioned that the cost of building a two car was not too far off from the five car. In other words is was not 2 1/2 times the cost. Might look at second purposing as a way to get spousal approval.
     
  9. rob lay

    rob lay Administrator
    Staff Member Admin Miami 2018 Owner

    Dec 1, 2000
    59,406
    Southlake, TX
    Full Name:
    Rob Lay
  10. sammyb

    sammyb Formula 3

    Jun 23, 2006
    1,857
    Where wife tells me
    Full Name:
    Sam
    Johnny Law is correct, the difference in price between building a 2 car and 5 car isn't that huge. Basically, building a garage is like a house...there are certain fixed costs, constant-rate variable costs and step-function costs.

    For instance -- going above 3000 feet (in most counties) means a firewall or sprinkler system. Going above 40 feet wide means exponentially more expensive trusses. (I found it would be about the same cost to build a 100'X40' as 50'X50'.)

    Overbuild for space. The cars you have now will change. Build as big and put as many access points (read: as many doors) as you can afford to do.
     
  11. Dave46

    Dave46 Formula Junior

    Jun 5, 2006
    442
    Central Washington
    Full Name:
    Robert Davison
    500 sf is only going to come out as a 20x25 garage that doesn't leave much room and it would probably be 20 deep and 25 wide.

    On something that size I'd consider using one of the "build you a shop or garage on your property" contractors that you see advertising in those little nickle papers and on Craigslist and usually have display models at the local fairs. Stick framed and siding and roofing to match the house shouldn't be a big deal for some of them.

    You would have to do the usual checks but this outfit is an example of what I was thinking and their traditional detatched 24x26 is pretty close to what you are thinking. Pacific Garages | Garage Plans, Garage Designs, Garage Examples | Everett, WA I know nothing about them having found them in a search but someone set up to build garages who have existing plans and are used to dealing with the local codes and what not seem to be the way to go on the garage you are thinking about. If it was a multi car man cave with a lot of extra bells and whistles it may be a whole different story.
    Clicking on that "traditional 24x26 link brings up a number of different but similar size two car free standing garages they have built in the past.
     
  12. kalinsd

    kalinsd Formula Junior

    Apr 14, 2010
    423
    Washington
    Full Name:
    DJ
    Go to Garagejournal.com

    Tons of great garages there for you to see pictures of and many sharing experiences with the planning and build.
     
  13. F355steve

    F355steve Formula 3

    Apr 9, 2008
    2,086
    Honolulu - Seattle - Okinawa
    Full Name:
    Steve
    Great info from all. I very much appreciate it. Going house hunting this weekend and am going to put a lot more value on the garage already being there. The wife wants to stay in the more desirable areas of north Seattle which usually have older houses on smaller lots. It would be hard to find a place that has available land and access to build more than a 2 car but I am optimistic about us finding a good compromise.
     
  14. kalinsd

    kalinsd Formula Junior

    Apr 14, 2010
    423
    Washington
    Full Name:
    DJ
    Have a home that we will put on the market this next March or sooner. 3 bed, 2.5 bath, ~.5 acre, HOA, unobstructed view of Mt. Rainier/Cascades without looking over any roof tops due to HOA owned green belt. Mature landscaping and a street level 3 stall garage. 1k sqft heated shop with storage of up to 7 cars, requires two lifts. This is a one owner home.

    Would love to sell this to a car guy/gardener.

    PM me if you want more information.
     
  15. NW328GTS

    NW328GTS Formula 3

    Nov 16, 2009
    2,191
    Washington
    Full Name:
    Hal
    I am in the same boat as you. I ended up buying a 3Bed3bath house in Martha Lake on 3/4 acre this past July. I looked and looked for a place with an existing shop or location to build one but it was either a crappy metal barn or there was a septic system that prevented putting the shop where I wanted it or they wanted $750K. This $390K house is on sewer, on unincorporated Sno. county land so permitting is much easier and lot placement is great for siting the shop. I am planning a 1400 sqft shop... probably break ground next spring. Keep looking... there are places out there.
     
  16. Scotty

    Scotty F1 Veteran
    Silver Subscribed

    Oct 31, 2003
    9,849
    Oregon
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    Scotty Ferrari
    Some thoughts. Consider building two stories, putting an apartment above the garage (outside stair access) and renting it. Always build bigger than you need. Put in high strength (6000 psi) or so concrete to take a lift if you might ever add one later. A sink (so that means a small water heater as well) may save your marriage if you do any work in the garage (washing greasy hands in the kitchen sink is never a point scorer). Having a very small toilet compartment can be worth it for solitude.
     
  17. Meister

    Meister F1 Veteran
    Silver Subscribed

    Apr 27, 2001
    5,516
    Duluth, MN
    Full Name:
    The Meister
    Planning it out for higher ceilings and a future lift can maximize space and should not really add a ton to the cost.

    One big thing to think of though is while house shopping make sure you will be allowed to build something in the first place.

    Check each homes zoning status and investigate each ones set backs, overall site plan and such. Just because house "A" has some big space that looks like it's ripe for a garage there could be hidden zoning issues that would prohibit you from building... wetlands, flood zones, city right of ways, city utilities, power company easments, water runoff issues....etc

    It would be a shame to decide on a home and then come to find that you hands are tied when it comes to further expansion.
     
  18. tr0768

    tr0768 Formula Junior

    Oct 28, 2008
    730
    maltby wa
    Full Name:
    Howard Musolf
    You can NEVER have enough electrical outlets !!!!!!!!!!!!!!!!! Much preplanning will make your facility user friendly and less expensive in the long run. If you are going to be doing restoration work as opposed to storage and maintenance, a simple electric service will suffice.

    If you are going to be doing shop work, and heavier maintence work, consider a separate 200 amp service. This will cover machine tools, welders and the future placement of a hoist. If a hoist is in your future plan the location in advance and when you pour the floor dig out addtional footing thickness where the 2 posts will go. It's reccomended that hoist posts set on 8-12" of concrete and don't forget to throw a few pieces of rebar.

    Next the garage doors. My suggestion is to use at least 10' wide doors, they cost more but the difference is opening makes bringing the cars in much easier. Especially if one comes home on a flat bed. Also plan on pre wiring electrical outlets in the ceiling for garage door openers. I also suggest to have eletrical outlets placed in the ceiling for lights as well. This also takes pre planning for the layout of lights and bench placement. Don't forget to plan outlets for power tools, in and around where the cars will be placed. these would be for battery tenders and outlets for buffers and other power tools for working on the cars. Make sure you have plenty of outlets around the bench area too. The more the outlets the fewer extension cords.

    In my barn and machine shop area I used retractable power reels. We just don't have extention cords laying around the floor for jacks and cars to run over. I also have numerious air hose reels attatched to either the walls or celings so we don't have air hoses laying on the floor to trip over.

    I am now at the age need to make sure i don't trip over a hose or extension cord and break my damn neck. so suspended lines are a must.

    Good luck,

    Howard Musolf
    1966 Cobra
    1982 400i Cabriolet
    1994 348 spyder
    2006 slk230
     
  19. F355steve

    F355steve Formula 3

    Apr 9, 2008
    2,086
    Honolulu - Seattle - Okinawa
    Full Name:
    Steve
    UPDATE -

    I am 2 weeks away from closing on a new house. Overall I am very happy with the house. There were a couple minor compromises made. One being that staying in our ideal neighborhood means that the attached 400 square foot garage on this house was and is the best case scenario. Finding more than that would be nearly impossible.

    So I am getting an attached 2 car with a double wide garage door. I think it is 19 wide by 21 deep with a cut out at the back that holds the hot water heater. The good news is that it is modern construction (1980's) so the garage has a good foundation, insulation, 220 electrical, drywall, higher ceiling and everything that an old garage would be missing.

    I will end up putting down some race deck, painting, adding TV/Sound system and some Ferrari decor. I can't wait to be out of the cramped 1 car garage.
     
  20. Mr. V

    Mr. V Formula 3

    Oct 23, 2004
    1,247
    Portland, Oregon
    I've thought of punching out and expanding the back of my garage to gain more room.

    Is that an option for you in the future, or is it impossible as the site is currently configured?
     
  21. F355steve

    F355steve Formula 3

    Apr 9, 2008
    2,086
    Honolulu - Seattle - Okinawa
    Full Name:
    Steve
    Unfortunately not. The back of the garage is first floor living space including the main entry and staircase. I will just be happy with what I have for now and maximize the usefulness of the space.

    The main purpose is being fulfilled, I can keep the 355 in the garage and have space to work on other cars at the same time. I have not had that since buying the 355. I'm happy with it as everything else about the house is great for me and my family. Location, location, location....
     
  22. horizon

    horizon Rookie

    Dec 13, 2008
    8
    My home will be going on the market earily spring. Maple Valley. 1400 sq ft shop, heat ,100amp elect. service, bathroom sink, heat, copper air lines, sheetrocked/insul., etc., etc.
    House is 2200 sq ft on a one acre lot. Easy trailer parking. 20 mins to the airport!! It's an older, casual home, but not a generic McMansion.
    PM for more info
    Thx
     
  23. vwpartsman

    vwpartsman Karting

    Aug 19, 2013
    89
    Washington
    #23 vwpartsman, Dec 15, 2013
    Last edited by a moderator: Sep 7, 2017
    I built this one for $30k lift included. 38x40 all stick built. I did all the work except Sheetrock and hanging of the garage doors. I even made the print on paper with a pen!!!
    Image Unavailable, Please Login
     
  24. F355steve

    F355steve Formula 3

    Apr 9, 2008
    2,086
    Honolulu - Seattle - Okinawa
    Full Name:
    Steve
    Wow! That is pretty sweet. I can only dream of that kind of garage for now. That garage square footage is half the size of the entire lot I just bought. I am excited about making my small 400 square garage my man cave though. Just have to please the wife with remodeling the 2000 sq feet of living space first. My knees are killing me after finishing the flooring yesterday.
     
  25. Ak Jim

    Ak Jim F1 Veteran
    Owner Rossa Subscribed

    Dec 23, 2007
    8,451
    North Pole AK
    Very impressive!!

    Can you post some more pictures and tell us more about the building process?
     

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