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Building a Home Garages/Workshops DIY

Wanting to convert this attic space into a finished room.

5 years ago

I have a two car garage that I want to convert into an office, with a window on the back wall. The floor is 2x6 in the middle, and 2x4 on the end of the trusses. (see pictures) What do I need to do to accommodate building a room here? I asked a contractor, and he said it sounded like it was built strong enough, but he hasn't come looked at the space. Just trying to get a ballpark/opinions before I hire an architect and Building inspections.

Here are the pictures:

Thanks everyone

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Comments (4)

PRO
Anglophilia
5 years ago
It looks as if you would have to put a dormer on one side to make it useable at all. It's just way too small unless you are less than 4 ft tall.
PRO
Virgil Carter Fine Art
5 years ago
last modified: 5 years ago
Do you mean to convert the auto area in the garage to a habitable room, or do you mean convert the overhead truss space to a habitable room. Your description is confusing.

First step: check with your local jurisdiction to see if your zoning requires two enclosed or covered parking spaces. Don't do anything which would make your house nonconforming to local zoning.

Second: any "habitable room" in the existing truss space is going to be very small and not really usable. More importantly, it will have to be insulated, heated, cooled with electrical power added. Will you need water supply and waste lines as well?

How will you access the overhead space? Will there be interior or exterior stairs?

The expense of all of this makes it very questionable as a cost-effective project, IMO.

You will certainly need an architect or structural engineer to inspect the existing conditions to see if your project is feasible or even possible.

Good luck!
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Comments (1)
Was it built from the beginning with joists that can support a live load, or was it only designed for storage? There IS a difference. What is the interior height? Code requires a 7' height to be considered livable space and you have to allow for room for insulation. What type of access does it currently have? You will have to take up room for the stairs both in the attic and on the floor below. Does it currently have any windows? Are they legal egress size? I already mentioned insulation, but it's really important, as is how you are planning to heat and cool the additional space. A mini split would be the easiest, but if the system in your home is old, you may want to have new calculations done, add some ducting, and replace the home's current HVAC with a unit that can handle all of the space. If the home was built from the beginning to be convertible, and has a nice high pitch with around 9' interior height, then you could have an easy project. That's not the same thing as an inexpensive project. Just a less expensive project than a difficult to convert space would be. 50K is about average.
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Keep storage over garage. To install flooring over the living space you would compress the insulation and you need what you have in texas! I like to screw the plywood decking down in case you ever need access to anything below. Size of framing is important, because of weight/span. I don't think anyone starts putting stuff in the attic with the idea of storing a lot of stuff..but a lot of stuff sure finds its way there over the years. Always be careful working in the attic, Make sure there is enough light to see where you rest you tools and put your feet. oh,,,and cut plywood in half two 8x2' pieces so that it goes easily into the attic. I have to cut into 4x2 because it is heavy,,but your big guy wouldn't have that issuel best of luck.
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We have a similar problem in our new home, a wine room that is temperature controlled. thought it could me my personal cooling off room in the summer heat spells as the rest of the house hasn't any a/c. This is downstairs with access to the backyard and family room. so minimally was considering getting some cheaper temporary cabinets and microwave, tea/coffee station and cooler fridhe for cold refreshments, for a small snacks kitchenette. but as the other poster said maybe keeping it essentially there might help in resale value as a lux feature - not that it mattered to us.
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Hi, Josh, Your post suggests you're starting in the right place: with the budget vs. cost question. That's something to get answered--at least in general terms-- before investing anything in design. The best resource for that is a remodeler with an understanding of current material and labor prices in your area. The price increases of the past year have rendered cost data for past projects pretty useless.
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PRO
Mark Bischak, Architect
5 years ago
Tear off the trusses and replace with floor joists and roof rafters, and stud walls if you require that much space.
PRO
Virgil Carter Fine Art
5 years ago
And write a check for $75-$100 grand.

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