By: Mark J. Donovan
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Do you have a large attached garage
with vaulted ceilings and lots of wide open space between the garage roof
rafters and ceiling joists? If so, you may have a "diamond in the rough" if you
are in need of more living space for your home.
One of the most cost affordable and
best ways to add more living space to your home is to build a room addition over
your existing attached garage. Room additions over garages include such finished
spaces as bonus rooms, home offices, in-law apartments, and billiard rooms. |
If you have a garage that has the
possibility of supporting a second story room addition, there are a few key
items that you first need to consider before jumping into such a project.
Ingress/Egress
into Second Story Room Addition over Garage
If you were to complete a second
story room addition above the garage you first need to figure out how you are
going to ingress/egress it. For example, is there an existing stair well that
already leads to the garage loft area, or does it already have an entranceway
via the main home? If there are no current Ingress/Egresses into the garage loft
area, then you will need to figure out how to enter into the space. For the best
return on investment, ingress/egress should be via the main home, and not via a
stair well into the downstairs garage area.
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Garage Ceiling
Joists
Garage ceiling joists are frequently
not sized to code for finished living space above them. Thus they cannot support
the weight of a finished room addition. Consequently it may be necessary to
sister (or marry) larger ceiling joists to the existing garage ceiling joists.
You will need to check with your local building inspector to determine if
Sistering will be required. |
Expected Second
Story Ceiling Heights above Garage
Due to the fact that you are
planning to create a room addition in an otherwise large attic area, chances are
you will have height / head room issues. Items that will need to be considered
are installing knee walls and collar ties to "square up" the room. Knee walls
will shrink the living space of the room addition, however if done smartly,
built-in cabinets and closets can be melded into these knee wall areas.
Regarding collar ties, collar ties
will allow you to create a flat ceiling in at least a portion of the room
addition, and will provide more structural support to the roof rafters. Where
you position the collar ties, will dictate the maximum height of the room.
Plumbing a Room
Addition over a Garage
If you are planning an in-law
apartment, bathroom, and/or kitchen area in the room addition above the garage,
you will need to consider where existing drains and vent stacks exist within the
home. Adding plumbing to a room addition over a garage can be a tricky endeavor
so make sure you meet with your plumber during the planning phase of your
project.
Fill out our 3-5 minute quick and easy form, and receive a free price quote
on building a garage addition from one of our prescreened and licensed garage addition
contractors. This process is free and there is no obligation to continue once
you receive your garage addition price estimate.
