Add apt above garage


  #1  
Old 12-02-04, 12:06 PM
pkkell0
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Add apt above garage

I have a 20'x25' detached garage I had thought about raising the roof & adding a second floor. The existing attic/roof is trusses spaced 16" and the garage walls are 16" spaced wood studs. My question is this... What kind of nightmare would it be to add living space? I would think the 1st floor walls would support a second floor but might there be foundation issues with the additional weight? I know I need to get a contractor out for definitive answers but if anybody has experience in this type of thing and can tell me some things to look out for I would appreciate it.
 

Last edited by pkkell0; 12-02-04 at 12:07 PM. Reason: clarification
  #2  
Old 12-02-04, 03:38 PM
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Does the garage have footers or is it sitting on a slab? Are the ouside walls 2x4 or 2x6 ?
 
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Old 12-02-04, 07:27 PM
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This type of remodel is commonly done, but it is usually a major job.

Some issues:

foundation

the overhead structure of the present garage almost definitely is NOT rated for floor loads

any wall/ceiling between garage and living space must be built to firecode

the diagonal bracing for the garage is probably less than code requires for the lower level of a 2 story structure, especially if you live in earthquake or hurricane territory
 
 

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