Small Addition

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Old 11-21-16, 08:59 AM
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Small Addition

Hi, looking for advice. I would like to add a main floor laundry room, but the only way to do it is to add on, or take part of my garage. If I add on, it will be to the back of the garage.

My house is a ranch and my garage sits lower than the house, by about 4'. I've attached a drawing of where the addition would go. If I took part of the garage, it would go in the back of the garage.

If it goes in the garage, the roof will need to be raised so that the floor can be raised to meet the house. My question is, would it be more cost effective to take part of the garage, or add on behind the garage. Also, if I add on, would it cost less to build the addition on footings, like legs, or full foundation? Make sense? The addition would be about 8' deep x 12' wide.
 
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Old 11-21-16, 09:49 AM
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Is the garage roof lower than the roof on the rest of the house? IMO it wouldn't be a big deal for the laundry rm to have a slightly lower ceiling.
 
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Old 11-22-16, 04:32 PM
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Yes, the garage is about 4' lower, so a lower ceiling wouldn't work.
 
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Old 11-22-16, 05:58 PM
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the roof will need to be raised so that the floor can be raised to meet the house.
I'm not sure I understand why the floor needs to meet the height of house floor. Is it because of plumbing?
Your addition should probably have a full foundation. I'm not sure I would waste that expense on a 8 x 12 room. I would try to make the room as large as possible.
 
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Old 11-22-16, 06:03 PM
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Because I want it level. Don't want to have stairs. Is there not a significant difference if it's 8x12 vs say 8x24? Because then maybe I could extend the kitchen out.
 
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Old 11-23-16, 03:15 AM
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garage is about 4' lower, so a lower ceiling wouldn't work
Why won't it work? As long as the ceiling height is at least 7' it should be fine. Mobile homes and a lot of basements do fine with less than the standard 8' ceiling.
 
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Old 11-23-16, 04:08 AM
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It won't work because the ceiling would be 4' after raising the floor up. I will try and get some pics later and post.
 
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Old 11-23-16, 04:36 AM
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Check local codes to see if a foundation would be required.
Near kitchen is good as drain lines may work out.
Will you be getting bids to have a contractor do this or are you planning on all DIY?
How close is your house to adjacent properties?
Be sure all permits are pulled, especially when changing the exterior size of the house. The code people do watch Google views from overhead.
This year or next year?

Bud
 
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Old 11-23-16, 04:41 AM
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ceiling would be 4' after raising the floor up
I apologize, I mis read [more than once ] the 4 foot as being 4 inches
 
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Old 11-23-16, 04:59 AM
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Marksr, no worries!

Bud, yes I will be getting permit. We've done other stuff to the property, so familiar with the codes. My brother is a carpenter and will be doing the job. Prob in the Spring.
 
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Old 11-23-16, 05:18 AM
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I think it's cost effective to build the room as large as possible. You're already digging a foundation, just keep digging ha.
The additional lumber and finishing material doesn't cost that much more compared to what you're getting.

The first thing I would do is check your local setback requirements. The city might spoil your plans.
A typical setback would be 10' at the sides and 20' at the back. The back can vary greatly.
 
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Old 11-23-16, 05:38 AM
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Definitely check to see if the set back comes into play. The county I live in has 30' front and back with 12' on each side, 18' on the road side if it's a corner lot.
 
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Old 11-23-16, 05:39 AM
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Setback is 25' in my town.
 
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Old 11-28-16, 08:56 PM
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It's one thing to cut out for a doorway in an exterior load bearing wall, and a whole other thing to blow out the whole wall to make the kitchen bigger.
That will be costly, and of course you will be tying into the existing roof, re-routing the plumbing, re-doing the whole kitchen floor, electrical, etc.
You will most likely triple or quadrupel your expenses.

If it were me, I would go with the garage and deal with a few stair steps.
 
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