| Author |
Message |
    
AngelaK
Citizen
Username: Angelak
Post Number: 52
Registered: 7-2006
| | Posted on Friday, July 21, 2006 - 6:47 pm: | 
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I'm starting to investigate pricing for demolishing and rebuilding my dilapidated 2-car detached garage. I got an estimate for straightening the garage and pouring an actual foundation, but it seemed high. Has anyone knocked down and rebuilt a detached 2-car, and could you recommend the builder? |
Michael K. McKell
Citizen
Username: Mckellconst
Post Number: 49
Registered: 5-2006
| | Posted on Saturday, July 22, 2006 - 9:22 pm: |
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Do yourself a favor and check with the building department and zoning offical BEFORE you tear it down. Be sure you can rebuild one that size in the same area.
Your going to require plans for submital to the town and strongly recommend an architect.
How big of a garage are you looking to build? One story? With loft? Two story? Dormers? Style doors? Eletric? Etc. |
AngelaK
Citizen
Username: Angelak
Post Number: 58
Registered: 7-2006
| | Posted on Saturday, July 22, 2006 - 9:55 pm: |
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Thanks for the tips, Michael. I was planning on checking with the town. As far as an architect is concerned, I was under the impression that I could do the plans myself for submittal. I would like to replace the garage with a non-falling down version of what's already there. But probably with fewer details (no door, no windows).
I need to strip down the cost on this as I was not anticipating it to be quite so expensive. I want something functional and a non-eyesore, nothing fancy. The garage is 18x18 ft, one story. The only thing I want to change would be to have one big door as opposed to two little doors and also a lower pitched roof. Maybe later I would add an electric garage door opener, but not now. |
Michael K. McKell
Citizen
Username: Mckellconst
Post Number: 50
Registered: 5-2006
| | Posted on Saturday, July 22, 2006 - 10:23 pm: |
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Yes, you can as the homeowner submit plans to the building department. The actual costs will depend upon your plans. Have you received quotes to build a new garage? |
AngelaK
Citizen
Username: Angelak
Post Number: 59
Registered: 7-2006
| | Posted on Saturday, July 22, 2006 - 10:25 pm: |
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Working on it. First one should come in this week. |
Michael K. McKell
Citizen
Username: Mckellconst
Post Number: 51
Registered: 5-2006
| | Posted on Sunday, July 23, 2006 - 2:37 pm: |
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If I can be of further assistance let me know. |
greenetree
Supporter
Username: Greenetree
Post Number: 8587
Registered: 5-2001
| | Posted on Sunday, July 23, 2006 - 3:06 pm: |
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I looked into this. In Maplewood, you can't do a complete tear-down. There is some way to do the plans so that you in essence have a new garage, but I don't know the details. The town will tell you that. I do know that for a delapidated, leaning, no-foundation or sill plates left, one story, two car garage, the cost is about $15-$20k, depending.
Which really sucks, because for that kind of money, you'd rather have a remodel that you can really enjoy. |
AngelaK
Citizen
Username: Angelak
Post Number: 60
Registered: 7-2006
| | Posted on Sunday, July 23, 2006 - 7:26 pm: |
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Huh. I wonder what the rationale is behind not doing a teardown. I wonder also if getting some sort of variance would be a possibility. In any case, I'll check with the town about the whole thing. |
greenetree
Supporter
Username: Greenetree
Post Number: 8596
Registered: 5-2001
| | Posted on Sunday, July 23, 2006 - 8:30 pm: |
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The "no tear-down" actually works to your advantage. The good contractors who do this stuff are used to working with these old structures and know how to deal with the code stuff. A friend left one original wall of her garage (a certain %) and rebuilt the rest. If you stay on the same footprint and just fix it, you don't need the variance.
From what I've heard, the guys who fix these old garages are amazing. They look as good as new. |
AngelaK
Citizen
Username: Angelak
Post Number: 61
Registered: 7-2006
| | Posted on Sunday, July 23, 2006 - 10:45 pm: |
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That's better news! Thanks! |
BillW
Citizen
Username: Billw
Post Number: 3
Registered: 7-2006
| | Posted on Sunday, July 23, 2006 - 11:12 pm: |
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We just got a quote from Vinpat that was reasonable (though still expensive). I'd recommend calling them. I understand they do good work, and the garages that I've seen that they've redone look nice. Like you, our garage is near collapse.
Good luck!
Bill |
Bob K
Supporter
Username: Bobk
Post Number: 12219
Registered: 5-2001
| | Posted on Monday, July 24, 2006 - 4:19 am: |
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Most garages here were built within a couple of feet of the lot line. The current code requires a greater setback (six feet?) which pretty much means you have to rebuild what you have unless you want to lose a fair amount of yard area.
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MeAndTheBoys
Citizen
Username: Meandtheboys
Post Number: 4230
Registered: 12-2004
| | Posted on Monday, July 24, 2006 - 12:40 pm: |
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We repaired our old, dilapidated, leaning, doorless garage a few years back, and it is beautiful. Looks better than new. At the time we got an estimate from Vinpat that was utterly outrageous. Then we got an estimate from Bob Hume that, if I remember correctly, was almost 50% less than Vinpat. I wouldn't go with Vinpat without looking at other contractors as well. There are a few around town who have plenty of experience with this kind of job. |
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