ADU garage conversion layout. Sink separate from the toilet area?
3 years ago
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Need Fresh Eyes For Layout Of Garage Remodel
Comments (15)We agree about the workroom being in the south area and the bedroom in the north area. Plus, it makes since to have the bedroom and clothes closets close to each other. Hopefully, Ill have room for a window seat with storage underneath in the south area. This could also be used when company come over. Ill just have to remember to keep my table cleared off! There is no sink in the laundry area. We had thought about adding one where door #1 would go, but cant remember why we gave up on the idea. Probably so we could put door there instead of in south area. We had thought of a murphy bed, but felt it still wouldnt give us any extra space. You have to leave the area clear that the bed opens into. Wish there was some way to lift the bed high, like a loft, for space underneath. There is the unused attic in the current workroom, but dont know if it can be made into a loft. Plus, my health is not that great for climbing stairs. However, will discuss with husband about the possibilities. Im not sure if the workroom/living area wall is a load-bearing wall. Before the garage was added on, it was just a large one car lean-to, with a dirt floor. The only room with cement was the workroom. Garage isnt even a year old. This shows that this whole situation came about rather suddenly. Otherwise, my sister would have planned on accommodating all of this. She didnt even have heating ducts run into the garage, which we now have to do. The north wall between the possible bathroom and workroom is the current outside wall. If we can make use of that, instead of tearing it down to expand the workroom, Im sure it would be cheaper. It was mentioned that we add on going east from the workroom, to the edge of the patio, and then south to the house. That would be an 8 x about 20 room, encompassing the outer walls of the kitchen and current bathroom. However, as nice and as much as I would like that, Im sure its going to be well over $10,000 and unaffordable. What ever were going to do, it needs to be completed by Sept. for us to move in. Im getting so discouraged over this, that Im about ready to hang two hammocks and put everything else in storage! Sorry about that burst! You have all been so great and I appreciate the suggestions. OK, back to the questions!! The 5 bump out is only proposed. Nothing has been done to the garage for us to move in. Right now, its just one large room with a cement floor, the existing workroom at its north end, and the laundry area. All of the walls and ceiling are dry walled and painted white. One window on west wall, one window on north wall in workroom (both have to be replaced), and an automatic garage door. Because the cement flooring is about 8-10 inches thick, we were told it would be too expensive to rip it up to put in pipes, etc. Id rather not sell the fireplace as it was a Christmas present, so still new. Dont know if mounting TV on wall will work, as its really heavy. I agree with you about the cabinets. I dont think there can be too many! I looked at the sites you sent on HGTV and it gave me some ideas. No, were not set on laminate flooring; just something that would be cheaper but not look or "be" cheaper. Yes, we have a craigs list in our area and I check it daily. We also have a habitat resale store and a large salvage yard full of doors, cabinets, etc. Weve already picked out a few things, but dont want to start buying blindly before we have a confirmed floor plan. Ill try to get a before picture so you have some idea of what Im working with. Thank you all so much! You are helping me to hang on to what little sanity I have left!! lol :)...See MoreCritique my garage entry/mudroom/bath layout
Comments (23)Yes that's what I mean. It's exasperating! They waltz right past the bathroom and wash their grubby hands and then flick the water all over. Gah. I have been working on that issue for years and they aren't clueing in. Yesterday dh backed me up when again there they were at the sink and I said THAT MEANS YOU TOO. His jaw dropped, lol. My sink, MY SINK for food prep people. Get outta my space with those dirty hands! I think your long counter is in a perfect spot. It's close enough to be useful but it's not IN the kitchen per se. Thumbs up to that! Mine is more in the back entry and it's not as convenient. You certainly can put a utility sink in the garage - but I don't know about winter time if there would be a span of weather that you couldn't use it - here that would be the case unless there is a way to insulate it. Definitely would want it on an inside wall at the least. I think you need to evaluate what exactly you plan to use that W/D for and if you will be doing a lot of soaking or if that stuff would go upstairs to the other W/D and how frequently you'll be using this one. I have a utility sink by my W/D - had to fight for it as our bath is near and hubby thought it wasteful but when you have someone sick in the night or stains that need extra soaking it's 100% worth it to me. That is my humble opinion. That one time one of them had the flu in my mind made it worth the extra cost. I don't want that soaking in my sink - and they aren't deep enough anyway....See MoreGarage Conversion to ADU: Layout/ Floor Plan Advice
Comments (29)Your first step is a paid assessment from a good general contractor. They will look at where your sewer leaves the house, where your electrical box is located, and how much electrical service it has. And assess foundation and framing, and how to properly insulate. He will discuss how to get those needed utility services to your garage, and any upgrades that may be required to make that happen. That will drive the placement of your kitchen and bath in any layout. It has to be done first to even know if the project is possible. Just like the design documents required to be filed by your city, if your husband is unable to do this, he is not qualified to be doing the job at all, and you need to factor in contractor labor for the majority of the project, as well as design costs. While there are some very capable DIYers, there are also some that choose to do so without the needed skills. Do not get in over your head with DIY anything here. This is how people lose their CO's when they can't get the work done correctly or timely. You only have so much open time on a permit. And all of your work must pass inspection....See MoreFeedback on 600 SF one bedroom layout and 2 car garage
Comments (91)@3onthetree How do your normally raise the floor level for slab to get the sewer slope correctly? Do you just add sand or 3/4 gravel? The clean-out in the back of the house is 4" pipe that is 16" deep. If I put the bathroom toward the house (North side) as @cpartist suggested it will be 45' away from the house(clean-out). If I put the bathroom in the back (south side, it will be 75' from the house (clean-out). I talked to the contractor who I know, and he said that he fellow whatever the plan specifies regarding the slope or whether to add sand or gravel. I got myself in the schedule with the architecture. He suppose to start on August... Everyone is busy down here. If I go from the main connection in the front of the house, to get the correct slope, it will cost about $10k more ( about 120' from the main sewer). This is a southern California price:) Thanks for your help. I do really appreciate it....See MoreRelated Professionals
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