Anybody ever do a garage conversion?

[Phentex]

I know it's hard to get a quote on something like this but I'm trying to get a ball park. We have a typical 2 car garage with a concrete floor in decent shape. We want to make a hangout for the boys, not a fancy living space.

We would need to remove the garage doors and replace with windows. There's a small window to one side that we would convert into a door. We plan to use an inexpensive laminate for the floor.

The walls are insulated and have drywall but we never got around to mud and paint so that would have to be done. The ceiling is already in place. Other than these items, there's not really any framing or walls to be added except for the parts around the windows.

There is some electrical on the walls and ceiling, but we would need to add more outlets and replace the openers with light fixtures. We expect the AC and the electrical work to be a separate price from the actual room conversion.

Have we lost our minds to think we can have this done (NOT a/c or elect.) for 8-10K?

Thanks for any tips.

[Wash. state Desk Jet]

1. It's all pretty straight forward,

you will want the plugs and switch's done before you tape,mud and paint,or texture and paint. Applying texture is lass sanding on the tape mud and sanding issues. I don't know what the issues are with yer AC. If it were me I would do it all. This is to say most any remodeling contractor in your area would be interested. On the ten grand issue ,that will depend on the cost of the materials . Removing the garage doors and the openers is done in a day.

You should be able to find A contractor with A helper to do that job within your budget. The contractor may know a AC guy or may not need one .
Than there is permits if permits are required. Seems to me all you are doing is removing doors ,closing in openings and extending a opening to fit a door and adding flooring material. Adding a few plugs and switch's to a existing circuit . Requires a little calculation .

That's also a good job fer a young buck just starting out.
Yes you can !

[Phentex]

2. We went to Lowe's just to see the pricing....

We included their price for labor for the floor even though we could probably do that ourselves. We rounded up when possible and added tax and we're at about $3500 in materials. We did not add the shutters, trim, light fixtures or small concrete pad at the side door but we know we can do those things. Is it reasonable to add $4000 for labor?

Permitting is $375, but you're right...it might only be necessary for the electrical.

Thanks.

[Wash. state Desk Jet]

3. I would think you are in the ball park on labor

But everybody doesn't charge the same. Some contractors charge for each phase. example removing the garage doors closing in the openings ,framing ,osb or ply and siding. painting may be separate. Than the tape & mud sanding and painting. The flooring is a separate bid. basically contractors have pricing books that very from state to state on set costs.

However some contractors will do a job such as what you want done on time and materials. I might go that route on that type of job. Time and materials is the hourly plus the materials.

A contractor as a rule will know where to get the very best price on materials, that means those materials may not cost as much as you think. Although some contractors mark up materials.

What you have to do is get four or five bids at least. and pick one that wants the job ,has the references ,and will work within yer budget.
let the contractor tell what is what about the electrical end. As a contractor, that's my area not yers ! What if you knew how to add a plug? Would you get a permit fer adding a couple of plugs and switch's ? Just go down to home depot and pick up a how to book. Or maybe yer contractor will tell ,since you know that ,we can do anything !

You are not adding a kitchen or a bathroom in the garage, you are simply closing it in and using the space for something other than a parking garage. keep the doors and the openers in case you want to put it back when the kids grow up !

OK, so interview 4 or 5 contractors . Check references and pick one that wants it .Most of my clients use their instincts, and it serves them well.
I can say that because they become customers fer life ! There's always something that needs to be done !And don't hang carrots! That's the oldest trick in the book, where ever that book is !

So start by calling a contractor and have that contractor come over and bid the job. First ask if the contractor charges fer doing a bid. The bid should not cost you. Do not say how much you are looking to spend.

Than post the estimated cost. If it is way high, don't worry about it. some contractors bid high . That's why you get several estimates.

And talk to friends and neighbors ,and work associates, find out if they know anybody that does good work at fair prices. That's where I come from ! But I can't be everywhere ! But I know there is somebody in yer locality just like me !

I'm not out to make a kill'en ,just liv'en !

I know I may have controdicted myself just a little, sometimes clients I have done work for in the past or new clients that old long time clients recommended me to will ask, can we do this for about ten thousand or there abouts ? But those people already know me or about me. If I say yes we can ,that means we can and the cost does not elevate.Not every contractor operates by the same principals.

Come on back in with a estimated cost by a contractor and lets look it over.

[Phentex]

4. I sure wish you lived closer!

One problem is a little knowledge is a dangerous thing. :)

My husband could do all of this work, but he is very busy and doesn't have time. AND he probably would not do this as well as someone who does it for a living. But this is a room for a couple of kids. I do not, will not, pick over ever bump or rough surface.

As a mechanical engineer, my husband knows hvac and what's involved and he has access to electrical engineers who keep up with the codes, etc. He can get the hvac equipment at cost or better.

So when a contractor comes along and starts lumping these things together, the average bear wouldn't know or understand the work involved.

Two quotes so far. 18,000 and 23,000. For one room. Both include hvac and electrical. Neither breaks out what those costs are. The second one added some "minimal" landscaping bringing the bid to 38,000! I was at a loss for words with that guy so I simply told him we could not afford him. This was AFTER I stressed to him that we were really in a cost-saving mode, not looking for a cadillac!

We spoke to a handyman who has done plenty of work in our neighborhood and one small job for us so far. I gave him a list of the work needed and we'll see what he has to say. I really like him and he's very trustworthy. His problem? He's too good so he's very, very busy. :) However, I think at this point we may just have to be patient and wait for him to work us into his schedule. I began talking to him in May and we are in July already.

[Wash. state Desk Jet]

5. I know ' I just can't be everywhere !

But you have a handyman close by ! Yes ,be patient. My clients know, when I am working on a project, I stay with it until it is completely finished.
When all is done, than to the next. And there are always extras ,.

It's a handyman job,no doubt. Just about every major remodeling job I have taken on came from people just like you that had some work done just like what you want done.Later in time on something major, they would not think of calling anyone else. The experienced handyman ,who should be well experienced in all phases of construction and construction remodel as a rule will do it all. Example I list as a handyman,but I am a general contractor.

I list as a handyman because I like life time customers. Happy customers make good friends !

Has your husband had a chance to look over the shower pan ?
see if you can get him to post what he finds out.

And don't hesitate to interview more contractors . Get more bids.
And don't use those yellow pages, those adds cost too much and show little results ! Contracting outfits that run yellow page adds have plenty of tax deductable money to burn. If the contractor has low overhead, your savings is high.

Good to hear from you
Good Luck
Be patient
And keep a line open to your local handyman !

[Melissa G]

6. I did this 5 years ago for about $7,000

I had a two car garage that I converted. I painted the floor with two colors of grey paint to mask any oil stains I could not get all the way up. (I would find away to get then better up this time or use a darker gray than I did.) If I had more money I would have tiled.
I had the back of a red brick fireplace for interest. I used a Caribbean blue to set that off. I painted two walls that blue and the ceiling and the other two walls were a bright white. Since garages tend to slope I suggest you paint the walls and the ceiling that are noticeable the same white because it diminishes the visibility of the slope. I splurged on a nice big area rug in the center. It is now my favorite room in the house and the new entrance to the house.

I had a handyman who worked for me often do most of the work for 5 grand. I had another painter come in and do the inside and outside paint for about $1500. The rest was some insulated windows and such, permits etc.

[Phentex]

7. That sounds very cool!

I think I may have found someone (fingers crossed) who finally understands what we are looking for. My husband had resigned himself to just do it but that would take more time and effort than he really has.

What did you do for the A/c?

Thanks for the tips and the price reference.

[Melissa G]

8. About the AC...

When I bought my house, I knew that I someday wanted to convert the garage. There was only a couple or three run down window units that sort of kept the house somewhat cool. Our electric company has a loan program for replacing window units with energy efficient central air, so I sized the new unit I bought to be able to accommodate the eventual remodel that did not actually happen for 6 or 7 years. My garage conversion AC just required adding extra vents to the existing central unit. I did that with my previous house as well. You can check to see if your AC has enough power to absorb the extra vents.

I would check and see if your electric utility has a similar loan program. There are often low or zero interest loans for upgrading your AC. Otherwise, I would just stick in a window unit. You can put it directly into the wall out the side of the house if you don't have an available window.

[veggie_girl]

13. Seattle Area Garage Conversion

Hi Wash. State Desk Jet,

I'm looking for a contractor for a garage conversion in the Seattle area. Would you be interested in the job?

Thanks!

[Phentex]

9. UPDATE: It's almost done!

We found a guy through word of mouth and he's been fantastic! He recognized this as a handyman job and he's very no-nonsense. All he has left is some paint and flooring. He's on day 8 so far. Damn, we got lucky! He's very professional and has presented me with invoices and receipts for the exact amounts agreed upon. It's very refreshing and rare! :)

[Wash. state Desk Jet]

10. Oh ,no so rear really !

Ther's just not enough of us in the profession these days !i'm sure he will tell you, He just can't be everywhere !

Thanks fer the update !
Tell yer handyman I said ,how you doing !I'm in Seattle. I

[Matariki]

12. How much did you end up spending?

will you have photos? I'm longing to convert my garage into an art studio - but I'm probably going to sell my house next year.

[Matariki]

11. nevermind.