Cruddy 80’s garage into 1890’s carriage house.
Well lets try this again I posted this last night and it doesnt appear to be here…
pictures and everything.
I’ve got a 33by22 garage that was bulilt in the 80’s and its fugly. Doesnt match the style of the house at all.
I want to turn this 80’s eyesore into a Victorian carriage house.
This will invlovle removing the existing 4in12 roof and flipping the direction of the ridgeboard 90 deg.
The new roof will be 12in12 with three doghouse dormers centered over the garage doors and a large
shed dormer facing the rear.
Some possible issues.
Will I be allowed to raise the roof.
Is the existing 2by4 walls strong enough if not what can I do?
Can I sister 2by4’s to the existing 2by4s to make 4by4 walls 16″oc.
PLease see the pics.
The first is the actual house.
The second is the garage.
The third and fourth are renders of my ideal garage.
Replies
I should also mention
That I have a local roof cutting sub give me a ball park estimate to do the job.
I'd have to hire a demo sub and a roofer but his estimate is ~$30k which strikes
me as very high.
I was hoping to find some CA based framing subs here to give me an idea if that
number really is crazy or not.
Hey MadMadScientist, all your pics don't show up on your blog, I see triangles with a ! inside.
How's the relationship going? I wish you and the family well. I read a bit about it on breaktime 3. deleted text
About the house being listed and unlisted, the owner was probably wanting or needing more than the house is worth.
Another likely possibility is relisting it so the house shows up as new to market and attracts attention. This trick is done because people assume there is something wrong if a house has been on the market longer than is typical, and that usually is a true assumption. So I would be suspicious myself and try to determine what may be wrong with the house.
EDIT
I was commenting on your blog, I didn't notice it was pretty much an archive now. I can't comment on the garage, no pics there either. I do suggest that you first find out what is permitted before getting estimates.
Also a 12 in 12 roof is unapealing to the eye, check out some style books for the reasons, it's a right triangle. I like Get Your House Right: Architectural Elements to Use & Avoid by Marianne Cusato, it's about $15 on amazon.com
"John" who is the "host" on
deleted
I hope "john" finds this, and
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The main house is 12in12
Thats why I wanted to go 12in12 up from the 4in12 the garge is now..
I could go as low as 10in12 that would give me enough head height with the dormers.
I don't know whats going on with the blog pics-yes I've given up on it since the split.
When I look at the post I get little rectangles with an X in them but if you click on it a
second window opens with the picture in it. for me? Did you try clicking on it?
Someone tell me how to fix the pictures so they appear inline?
Not too many folks around here anymore? What with breaktime classic, and breaktime3
No pics ever
Clicking on the triangles gets me nowhere. Yes this site is basically dead now, I'm one of the few cells still existing in a dead body now. I urge you to look at the book I recommended, it has a lot of information on traditional houses like yours, which makes them so attractive, there is a lot of history involved that is involved from thousands of years of geometrical studies. Your garage is probably cruddy because certain rules were violated. I checked the book out at my library for free, I'm still thinking about buying a copy. It's no good for homes built after the victorian era though, but I think it is perfect for your needs.
The problem with pix on Blogspot has nothing to do with this forum. Likely you've failed to pay your rent there, or some such.
Actually
Googgle gave up on supporting Picassa which was the default picture hosting
service for google owned blogspot. Not just my blog ALL blogspot blogs have
no pictures.
Hi there, As soon as you rip off the roof and remove the ceilling joists it probably makes sense time and money wise to keep going to the foundation. I can't imagine that wall with 3 large openings for the doors is framed to California's seismic codes etc. That is a big and involved roof frame for a garage. A good framer will have no trouble with it and would likely be able to frame and stand new outside walls in less than a day. Tear it all down and you will be much better off.
THe problem is the zoning.
THe garage is built right on the lot lines somthing that is not allowed now.
I can only demo 50% and keep the zoning nazis off my back.
No the garage does not meet CA earthquake standards. I can do the earthquake
retro fitting everywhere pretty easily except the garage door side. I'll need something
clever for that like a simpson strongn wall. or somethihng similar.
I'm trying to figure out if I sistered 2by4s to existing 2by4 walls
if the new 4by4 would be strong enough to hold up the new roof.
Whats the deal with two of the posts on this thread being deleted?
Mad
beats me on the deletes. Mark must have edited the content.
You asked about the deletes before, and I thought you were asking about your threads. They are still here, but they probably dropped of the Recent Posts page.
I edited some of my posts, and may have deleted one of mine, they contained some inappropriate comments I made on a highly stressful time for me, I'm dealing with some health issues and job stress, and just got whigged out and jumped the shark.
Here is a thread you made asking about the cruddy garage, with no replies.
http://forums.finehomebuilding.com/breaktime/construction-techniques/cruddy-80s-garage-1890s-carriage-house
Calvin, the edits I made only removed
obnoxious remarks. I had to mop up a couple other forums,
I meant to address Mads instead of you.
Thanks
Didn't think anyone from Taunton got the ambition to read and maybe adjust a thread.
the original didn't sound like your usual demeanor. Hope the days get better?
Calvin
I really don't know why I did it, but I wish I hadn't. It's embarrasing. I'm not getting much sleep, and I feel bad (ill) all the time, so that had somrthing to do with it.
There were a couple of obnoxious posts that apparently the author though better of.