Garage addition, 2 to 3 stall

[tfischer]

Has anyone here done a garage addition? I'm really curious about the "ballpark" cost of getting it done.

We have a 2 stall garage that doubles as my shop (Everything has to be stored against the walls so we can park cars in it). I'd love to add a 3rd stall, and perhaps bump it out a bit in the back so I had a little more permanent "shop/project" space.

I have no idea what this would cost me to get done. $10K? $25K? $50K? Somewhere in between?

We had a total kitchen remodel done in 2013 and I think in the spring I"ll call up our contractor to get a more firm bid... but was just trying to get my head wrapped around a ballpark figure.

[tfischer]

Hmm 51 views and nobody has any idea? lol. Any contractors here that do this kind of work and could give me a ballpark quote?

[LCHIEN]

lot of variables.
foundation/slab
electrical
windows doors
wall type exterior and stud spacing
open span required or leave existing wall
roofing type and roof shape, can roof be added to the existing or does it have to be torn off and replaced.

[TB Roye]

I think Loring has all question you need to answer or get answers for. Single stall can vary in size depending on how much room you have. Are you going to be parking any vehicle in there or is this a dedicated shop area with no other uses like storing garden/yard equipment and tools. If I were to add a stall next/onto our current garage in would have single stall door but would have 4 or 5 feet of space on each side of the door and it would have a attic for storage with stairs and a way to lift heavy stuff up, some kind of electric hoist. The addition would be insulated all walls and ceiling in both the garage and attic it would also have a storage area accessible from the outside only for the lawn and garden stuff. It might even have a bathroom and it would need its own sub panel and heat and A/C probably one of those through the wall units Mitsubishi makes. Here in California I would have to upgrade the plumbing fixtures to low flow that means all faucets and Toilets besides the permits and probably smoke and carbon monoxide detectors in the new addition and then it would probably have to be built to withstand an earthquake and maybe have to retrofit the house also, although I don't think it is required in my area. I haven't check lately on all the new environmental garbage the require now just know hoops my sister had to jump when the remodeled the old house the bought. Sorry this got so long but I think you need to figure out what you want/need before thinking of how it will cost. I can be as simple or as nice as you want depending on you budget. Mine would be about 15' wide due to how close I could get to the property line but it would be 22' deep or the same as the current garage, so mine would be 308 sqft. plus about 200 sqft. of finished attic space. Have fun planning do a scale drawing if you can to help lay it out.

Tom

[dbhost]

Hmm 51 views and nobody has any idea? lol. Any contractors here that do this kind of work and could give me a ballpark quote?

I viewed thinking it was a project in progress... I have no clue how expensive something like that is...

[trungdok]

Can't be specific to your project but a co-worker got an estimate for a detached carriage house (for 2 cars garage with second floor loft) and it was around $25k. That includes ground work, foundation, doors, windows, roofing, etc.. I think that is a built on site pricing too. Might be less expensive with a prefab one.

[tfischer]

Can't be specific to your project but a co-worker got an estimate for a detached carriage house (for 2 cars garage with second floor loft) and it was around $25k. That includes ground work, foundation, doors, windows, roofing, etc.. I think that is a built on site pricing too. Might be less expensive with a prefab one.

Thanks, that helps. With the kitchen remodel we experienced some pretty serious sticker shock, lol... but I was hoping a garage would be significantly cheaper, and it sounds like it is.

Just to answer a few questions:

Nothing special on construction techniques... whatever is required for Minnesota. 16" 2x4 studs, etc. Concrete slab with footings. Obviously a garage door, but probably nothing else, maybe a small window or two (existing garage has none). Roof is a gable facing the direction of the addition so it should just be able to be extended, but if I bump out the back that would have to be extended somehow.

[atgcpaul]

I can't help you with price. Another consideration that may give you sticker shock. If you add a 3rd stall, will you be knocking down the wall between the 2nd and new 3rd stall? Isn't that wall usually an outside wall and probably load bearing? Does your garage currently sit under a room--more weight above that has to be accounted for?

[tfischer]

Another consideration that may give you sticker shock. If you add a 3rd stall, will you be knocking down the wall between the 2nd and new 3rd stall? Isn't that wall usually an outside wall and probably load bearing?

Since the wall in question is parallel to the roof trusses, I don't think it's load bearing (at least in a major way). As to whether or not it would be totally removed... I'd leave that up to the contractor. It would probably be nice ot have the space totally open, but I've also seen cases where people just punched a couple of larger open doorways through it.

[vaking]

Couple years ago hurricane Sandi did some serious damage to my garage. A large tree fell on it, garage leaned very heavily, roof was damaged, walls, etc. I live in the suburbs on New York, real estate is expensive, properties are not large, mine is about 1/5 of acre. My garage is probably 80 years old. Insurance was willing pay to build a new garage instead of the one that got damaged. When I talked to contractors - I realized that there were big complications besides money. My garage was 18'x20' (2 car garage) and was located 1' from the left edge of my property. Modern codes require that 2 car garage must be 24'X24' and must be located 5' from the edge. If I were to build a new structure - I would have to comply with new codes and garage would have to extend extra 10' to the right. I have a swimming pool located 6' away from the garage, I don't have 10' to the right. The only way to build new structure is to relocate the garage to the back of my property past the pool and extend the driveway all the way to the back. This means a big chunck of my property instead of grass will be covered by concrete. I like having grass. After giving it some thought I decided not to replace my garage but instead to repair the one I had and use grandfather's laws to keep it where it was. Contractor intially gave me a quote of $30K to build a new garage at the back and extend a driveway to it. Instead we agreed that he lifted my garage, poured new concrete floor under it, straightened walls, installed braces, repaired roof. Total cost - about $10K. Insurance must have been very happy - they were prepared to pay $30K but ended up paying $10k.
I guess all I am saying - when it comes to modifications to garages - many factors may come into play. Did you check if there are any regulations regarding 3 car garages in your area and are there any differences about 2 car vs 3 car garages? You may find that there is more here than you think.

[capncarl]

Excuse me, I feel like an idiot sitting here within arms reach of my 2014 RS Means Residential Cost Data manual. Basically, attached garage, Economy wood=$12,308. Masonry =$16,125. Then average, custom to luxury wood =$17,449. Masonry=$21,500. Note these prices vary to locations and other conditions.
capncarl

[tfischer]

I guess all I am saying - when it comes to modifications to garages - many factors may come into play. Did you check if there are any regulations regarding 3 car garages in your area and are there any differences about 2 car vs 3 car garages? You may find that there is more here than you think.

Lots of 3 car garages in the general area... most in our actual neighborhood only have 2, as it was all built at the same time (circa 1980) by the same builder. I'm one of the few lots with plenty of room to add on, although I need to check out easements, etc to be sure.

I'm assuming that would be up to my general contractor to figure out though, right?

[AAJIII]

garage

Check this out, cheaper than stick built and they deliver and install on to your pad.

I have a 16 x 20 that I use for my dedicated shop

http://www.gaport.com/metal-garages-...irginia-wv.htm

Al

[tfischer]

Check this out, cheaper than stick built and they deliver and install on to your pad.

Thanks, but I need this to be an addition to my current garage, not a separate building. They don't allow stand-alone garages here except for the old ones grandfathered in.

[JimD]

I'm spending closer to 50k to add a third stall. But it has a room over, and the existing room over was expanded, and a large dormer was added to another attic space and we needed a new heat pump for all the expanded area, and I decided it should be zoned because these areas won't be occupied all the time. Exterior finish is brick. It is 14x24. I did the finish electrical, painting, I am doing the floors (hardwood) and I will do the finish carpentry. So it could have been more. There's also a dozen windows in the project. So the cost was for a lot more than the garage.

I have a solid wall between the existing 2 stall garage and my shop garage. I am not very neat when I am woodworking and my wife doesn't want my mess getting on her car. Plus it gives me another long wall for tools.