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#500323 - 01/04/19 09:18 AM Re: Building a garage-apartment with a pond view [Re: Brettski]
wannapond0001 Online   content


Registered: 12/11/18
Posts: 125
Loc: Ohio
Brett,

Was the garage apartment a kit? I see one on their site for 18k.

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#500327 - 01/04/19 10:24 AM Re: Building a garage-apartment with a pond view [Re: Brettski]
Brettski Offline
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Registered: 10/07/05
Posts: 6922
Loc: Illinois
The Gar/apt started off many years ago as a Garlinghouse plan that I purchased at Menards for about $15. It was basically about 3 plan pages for building a 24 x 36 gambrel garage. I used it to build exactly that structure at my principal home back in the late 90's. Fast forward to about 2007, when I started dreaming about a place at the pond, and the old 24 x 36 gambrel garage plans got pulled out, dusted off, and totally tweaked and revamped to a 28 x 44 garage apartment. I used it as a reference and drew up my own plans. I then submitted those plans to Georgia Pacific (the manufacturer/supplier of the 2nd floor subfloor framing) and they prescribed the necessary engineering, components, and drawings for that 2nd floor. They also made a couple of other related engineering recommendations (which I heeded and implemented). Finally, I used a truss manufacturer to develop and supply all the roof truss framing.
Given all that, my wife (Donna-ski) and I started building it ourselves, one 2 x 6 at a time. Kit? Not really. More like our own shopping list, a few hours selecting and loading raw materials onto our utility trailer, and driving it to the jobsite and assembling it.
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#500333 - 01/04/19 11:16 AM Re: Building a garage-apartment with a pond view [Re: Brettski]
Redonthehead Offline
Fingerling

Registered: 04/03/07
Posts: 200
Loc: Missouri
The hidden fastener metal has the huge advantage of being less likely to have a leak? At nearly double the cost of standard exposed fastener it give me angst at what it would take to cover the roof and sides of the 40x70 I am considering. I guess you also have to put down sheathing.


Edited by Redonthehead (01/04/19 11:24 AM)
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#500347 - 01/04/19 03:46 PM Re: Building a garage-apartment with a pond view [Re: TGW1]
loretta Offline
Lunker

Registered: 05/14/09
Posts: 563
Loc: MI
Originally Posted By: TGW1
Our insurance rates went up after adding a steel roof to the farm house. Seems like insurance companies don't like steel roofs due to possible hail damage and replacement cost. Maybe because it's in E. Texas where we get some serious thunder storms with hail. I like what you have done with your place.


IDK for sure but hail damage is mostly cosmetic, I would guess your rates went up because if a house is on fire the fire department breaks through the roof to put the fire out.

My insurance didnít change when I got a pond. They told me the fire fighting benefits were cancelled out by the increased liability.
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#500348 - 01/04/19 03:48 PM Re: Building a garage-apartment with a pond view [Re: Brettski]
loretta Offline
Lunker

Registered: 05/14/09
Posts: 563
Loc: MI
The new shed looks great! Good job!
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#500363 - 01/04/19 09:05 PM Re: Building a garage-apartment with a pond view [Re: Brettski]
wannapond0001 Online   content


Registered: 12/11/18
Posts: 125
Loc: Ohio
I might go for a kit but I've heard the wood they deliver are less than ideal. Might have to be my own design.

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#501865 - 02/11/19 12:25 PM Re: Building a garage-apartment with a pond view [Re: Brettski]
Brettski Offline
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Registered: 10/07/05
Posts: 6922
Loc: Illinois
Sunrise; best time of the day.
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#501866 - 02/11/19 12:47 PM Re: Building a garage-apartment with a pond view [Re: Brettski]
ewest Offline
Moderator
Hall of Fame 2014

Lunker

Registered: 03/08/05
Posts: 19702
Loc: Miss.
Man that looks cold !! Temp ?
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#501898 - 02/12/19 08:53 AM Re: Building a garage-apartment with a pond view [Re: ewest]
Brettski Offline
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Registered: 10/07/05
Posts: 6922
Loc: Illinois
Originally Posted By: ewest
Man that looks cold !! Temp ?

Was right after our last big snow a couple of weeks ago. Just before the deep freeze, so I think 20'ish maybe...?
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#501904 - 02/12/19 11:05 AM Re: Building a garage-apartment with a pond view [Re: Brettski]
Theo Gallus Online   content
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Registered: 05/14/04
Posts: 12410
Loc: Central Ohio
Not too cold to write your name in the snow.
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"Live like you'll die tomorrow, but manage your grass like you'll live forever."
-S. M. Stirling

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#501909 - 02/12/19 01:21 PM Re: Building a garage-apartment with a pond view [Re: Theo Gallus]
Brettski Offline
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Registered: 10/07/05
Posts: 6922
Loc: Illinois
Originally Posted By: Theo Gallus
Not too cold to write your name in the snow.

I've gotten to that age where my flowing cursive calligraphic snow-writing has morph'd into a sputter-spatter of illegible King's English.
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#501911 - 02/12/19 01:54 PM Re: Building a garage-apartment with a pond view [Re: Brettski]
ewest Offline
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Hall of Fame 2014

Lunker

Registered: 03/08/05
Posts: 19702
Loc: Miss.
What was the low during the deep freeze?
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#501914 - 02/12/19 04:22 PM Re: Building a garage-apartment with a pond view [Re: Brettski]
Brettski Offline
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Registered: 10/07/05
Posts: 6922
Loc: Illinois
we stayed home for that event. In the burbs of Chi-town, the temps dipped to -26 and wind chill was -45 to -50'ish. One day was a high of -16.
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#502145 - Today at 11:42 AM Re: Building a garage-apartment with a pond view [Re: Theo Gallus]
Bing Offline
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Lunker

Registered: 05/03/02
Posts: 1617
Loc: Fayette County Illinois
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"I love living. I have some problems with my life, but living is the best thing they've come up with so far." ó Neil Simon,

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