What to Expect:
Planning is the first and most important part. We will provide you with a quick design that encompasses all parts of the build. This should include electrical, framing, concrete work, etc. The main area of concern is where the garage sits on your particular property. Other decisions are siding types, roofing materials, door locations and sizing, overhang requirements, interior wall height, heating options, etc. 3-D with elevation and section views are included with all garages for no extra charge.
2. Permitting and Survey
All projects require a permit from your city. We will provide all required permits. Frequently a survey is needed to obtain a permit and ensure proper setbacks are met. This phase can vary in time depending upon the city and their permitting process. In some instances a variance is needed to complete work that is outside of the city’s current building requirements. We will take care of any additional permitting needs small or large, whatever the project size.
3. Demolition and Concrete Foundation
Most jobs require the tear out of an old structure, attached or detached, then a tear out of the existing slab. We prepare for your new structure using a new floating slab with footings that are beyond state code. Standard slabs include 4” or greater concrete with 5000 PSI, fiber reinforcement with dual #4 ridge beam rebar. We always build at or beyond city and state code requirements to ensure a long life for your garage. The foundation is the most important part of construction. Depending upon how it is done, it can be the most time consuming and expensive element of the garage. We create a foundation that will not settle or shift, and will hold the garage firmly in place. Most foundations require some base material to be added to ensure the base can be properly compacted and stabilized. A good compactable material, like class 5 or crushed rock, is a good start to a good garage.
Walls are erected with 2’ x 4” stud grade lumber, 16’ on center. Next trusses are installed to support your roof. They are engineered specifically for your building and come in several styles to fit your need. After trusses are installed, sheathing is added to complete the roof and gable ends. Sheetrock will be installed where needed as a fire barrier on the inside and outside of the garage, according to your city’s code. Microlam and Glulams are used as headers and run the full length of the garage.
5. Siding and RoofingVinyl siding is a very popular choice, but we also offer stucco, composite siding, wood siding, cement siding or whatever you choose to best compliment your existing home. We will also match your homes shingle style and color as closely as possible. We will also match your soffit and fascia for the desired look or code requirements.
6. Doors and Windows
We will custom fit your garage door. Standard two car garages have a 16’ wide by 7’ high opening. All doors, regardless of size, will have a header or laminated beam to protect your opening from sagging over time. All large door openings have a full span header from each end of the garage eliminating potential movement and weak points on the areas around the garage opening. Doors can be of your choosing and can include windows, openers and locks, even smart phone compatible, if you so desire. Service doors and windows are installed as requested.
There are a lot of options for heating. Choose from electrical heat via small stand alone heater to gas heat with corner mount or very popular, although more costly but very comfortable and efficient, radiant floor heat. We can also do electric panels that are installed in the ceiling of the garage or on the walls.
Electrical work is done by a licensed electrician with a separate permit. You are free to take care of this step on your own or we can include it in your bid.
9. Waste and Clean Up
This is something we will take care of on a daily basis. Each site will be provided with a non-obtrusive 3’ x 3’ x 5’ container to hold smaller waste. This is generally placed in the garage and out of the way, if possible. We go over the job site at the end of each day with a magnet to ensure there are no stray nails or other intrusive items. All materials are organized and piled neatly to keep things orderly.
10. The Final Inspection
Your city’s inspector will inspect at various times along the way and at the very end to guarantee everything has been done to code. We make all the phone calls and verify that the inspections are timely. You will have your passed final inspection report upon completion.