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John Galt
Forward, March
Premium
join:2004-09-30
Happy Camp
kudos:8
reply to Draiman

Re: Garage addition

Make sure when they stack the roof and put in the rafter ties they are careful. Otherwise it will look like hell when you sheetrock.


alkizmo

join:2007-06-25
Pierrefonds, QC
kudos:1
reply to Draiman
said by Draiman:

The other cool thing about this contractor is they do 'progressive' payments. They do the designed then I sign off on them and pay them 5% of the job cost. They obtain the permits and I sign off and pay them another 5%. They do the foundation and we sign off and pay 15%. We sign off on all work before we paid for it on each step. I think there like 14 sign off and payment points in the payment schedule.

Don't forget to withhold 10%-15% for X days after the end of construction.

I don't know how things work in the states, but here, a sub-contractor or material supplier can put a "legal mortgage" (Don't know the equivalent term in english) which supersedes any other mortgage, if they don't get paid, even if the main contractor is the one who didn't pay, your property becomes the sub-contractor's collateral.

After 35 days (In Quebec) of the end of construction, the deadline is reached and you're in the clear. Then you pay your contractor the last 15%.

But that's just a suggestion.


SwedishRider
Rider on the Storm
Premium
join:2006-01-11
not Sweden
kudos:1
said by alkizmo:

I don't know how things work in the states, but here, a sub-contractor or material supplier can put a "legal mortgage" (Don't know the equivalent term in english) which supersedes any other mortgage, if they don't get paid, even if the main contractor is the one who didn't pay, your property becomes the sub-contractor's collateral.

In the U.S. it's called a mechanic's lien.

»en.wikipedia.org/wiki/Mechanic's_lien


nunya
LXI 483
Premium,MVM
join:2000-12-23
O Fallon, MO
kudos:12
Reviews:
·Charter
·voip.ms
·surpasshosting
reply to alkizmo
Not gonna happen. Nobody (contractor) in their right mind is going to sit and wait for their lien rights to expire before the customer makes the final payment.
Your advice is unrealistic.
I wait until the last minute to file liens (liens are a "last resort"). If someone was holding out on me just to try and ride the lien period, I would file the lien immediately and then make them pay the filing and processing fees to remove it. Theft of services is a big problem these days. There may be a lot of bad contractors, but there are even more bad customers. It's a double edged sword.

All you have to do is ask your contractor for a lien waiver from himself and anyone who worked on the job. Obviously good lien waivers are nullified by cancelled checks or cancelled credit card payments.
--
...because I care.


alkizmo

join:2007-06-25
Pierrefonds, QC
kudos:1
said by nunya:

Not gonna happen. Nobody (contractor) in their right mind is going to sit and wait for their lien rights to expire before the customer makes the final payment.

Standard procedure by banks who finance major renovations like this and base their loan/value ratio on the potential value of the property after the project is complete.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
reply to Draiman
Bottom line ask for a lien waiver when making the final payment. Thanks for the advice.


AVD
Respice, Adspice, Prospice
Premium
join:2003-02-06
Onion, NJ
kudos:1
reply to alkizmo
said by [bquote= nunya See Profile :

Not gonna happen. Nobody (contractor) in their right mind is going to sit and wait for their lien rights to expire before the customer makes the final payment.

I think most residential contractors expect payment after final inspection, retainage is quite common in commercial construction, but usually for leverage in warranty issues.
--
--Standard disclaimers apply.--
The preceding posting is null and void in Arizona and any other jurisdiction where prohibited by law.


Gord

@teksavvy.com
reply to alkizmo
Just remember this is taking place in the US where the Banks don't follow any rules.

Here in Canada they never lend money to people based on what they say they earn hoping it was actually true.

Nice garage by the way. I only wish in the future I can get a lot with enough space to build something similar.


AVD
Respice, Adspice, Prospice
Premium
join:2003-02-06
Onion, NJ
kudos:1
reply to Draiman
Thank you for this posting. You are expressly instructed to provide progress photos and reports at each phase of the project going forward.
--
--Standard disclaimers apply.--
The preceding posting is null and void in Arizona and any other jurisdiction where prohibited by law.


leibold
Premium,MVM
join:2002-07-09
Sunnyvale, CA
kudos:10
Reviews:
·SONIC.NET
reply to Draiman
said by Draiman:

There's just 21 pages in the design doc and I only posted 3 pages so far. I can slowly crop more pages and post them if people want.

I'm not know about everybody else but I would find it interesting.
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cableties
Premium
join:2005-01-27
reply to Draiman
Thanks for the framing pic!

Question: Will you be going with spray insulation (closed or open cell) or traditional fiberglass/batts ?

Were you planning (future) to use space above garage for storage or living? Consider noise of garage doors and R value of the garage (insulated doors, E rated windows..)

Though I hear nothing good from owners of additions with skylights (leaking, hail...), using outside lighting (domes/skylights or even dormers) makes a difference for roominess and lighting. Or heck, that large roof could be home to a PV array!
--
Splat


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
Reviews:
·Verizon FiOS
said by cableties:

Thanks for the framing pic!

Question: Will you be going with spray insulation (closed or open cell) or traditional fiberglass/batts ?

Were you planning (future) to use space above garage for storage or living? Consider noise of garage doors and R value of the garage (insulated doors, E rated windows..)

Though I hear nothing good from owners of additions with skylights (leaking, hail...), using outside lighting (domes/skylights or even dormers) makes a difference for roominess and lighting. Or heck, that large roof could be home to a PV array!

The second floor isn't being finished yet so no insulation. I'll be going back next year and doing bats myself most likely. We're planning to use that room as an office/den/man cave type thing once it's finished. For now it's going to be storage so all the 'junk' my wife has in the basement will move above the garage. This way we'll get the 1,208 sq. ft. finished basement back! That means I get my pool table.

-------------------------------
I bought these quiet garage door openers already for the project. The city expects the permit to be approved Friday and the contractor is shooting for Wednesday to demo the existing 1 car garage. I'm going to finish cleaning the garage this week-end and I'll take pictures of the empty garage before demo.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
Reviews:
·Verizon FiOS

1 recommendation

reply to Draiman
Click for full size
downloadNoPersInfoPlans.pdf 866,398 bytes
Here's the full design paperwork. I don't have a copy of the foundation plans yet but I'm hoping to get those tonight.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
Reviews:
·Verizon FiOS
reply to Draiman
I'll try to get up some more of the designs today. They have me modded still as a new account so it takes forever to post. I apologize ahead of time if it takes a while to answer due to this. Hopefully that goes away soon.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
Reviews:
·Verizon FiOS
reply to cableties
said by cableties:

Thanks for the framing pic!

Question: Will you be going with spray insulation (closed or open cell) or traditional fiberglass/batts ?

Were you planning (future) to use space above garage for storage or living? Consider noise of garage doors and R value of the garage (insulated doors, E rated windows..)

Though I hear nothing good from owners of additions with skylights (leaking, hail...), using outside lighting (domes/skylights or even dormers) makes a difference for roominess and lighting. Or heck, that large roof could be home to a PV array!

The windows in the entire garage will be energy star rated .30 and the garage doors will be R9.7 I believe. We're planning to add a solar array to the garage roof next year so for now nothing fancy like skylights.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
reply to Draiman
I forgot to attach the link for the openers I bought.
»www.amazon.com/gp/product/B0071J···_s00_i00


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
Reviews:
·Verizon FiOS
reply to Draiman
Click for full size
Click for full size
I managed to find some decent pictures of the existing garage.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
Reviews:
·Verizon FiOS
reply to Draiman
If anyone sees anything wrong with anything on the plans let me know. I had everything fixed I knew about. As far as I could tell most everything was at or above code. There's been a few minor changes since those final plans came out. One was I added 4 ceiling lights in the garage to the electrical plan with wall switches by both doors. I also added a 60 amp subpanel on the back wall to the left of the door instead of the original (2) 20 amp circuits. With the subpanel they are going to put the garage doors on their own 20 amp circuit, the lights all on their own 20 amp circuit, and the outlets all on their own 20 amp circuit. Hopefully that works out well.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
reply to Draiman
I went back and looked at the garage door quote. It's R8 not R9.7. Still decent for a garage door I think.


cableties
Premium
join:2005-01-27
said by Draiman:

I went back and looked at the garage door quote. It's R8 not R9.7. Still decent for a garage door I think.

Not really that much difference, but you can't change the R value later (you change the doors...but best doors I've seen are R12 AND PRICEY). You can insulate the garage ceiling and walls enough, and make sure you have decent seals for the doors. That should be enough even for an upstairs office/den.

GOOD LUCK! Looks like a nice garage addition/improvement!
--
Splat


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
reply to Draiman
I looked up the manufacturer website for the garage doors. They list it as R-value - 9.65 on the model they quoted and the quote has an upgrade for $100 per door to the next model up with an R-value - 10.29.
Expand your moderator at work

Critsmcgee

join:2011-12-02
reply to Draiman

Re: Garage addition

That looks like a nice garage.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
reply to Draiman
With any luck we're still on schedule for a Friday demo.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
reply to Draiman
Health department held us up from getting the permit yesterday so demo is getting bumped to next week sometime.


AVD
Respice, Adspice, Prospice
Premium
join:2003-02-06
Onion, NJ
kudos:1
what were the issues?


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
Reviews:
·Verizon FiOS
said by AVD:

what were the issues?

They wanted a floor plan to verify the septic system was adequate to add a new room to the house. We have a 9 room septic system installed but only have 7 rooms currently so it was a non-issue. They approved the Health department part an hour ago.

garys_2k
Premium
join:2004-05-07
Farmington, MI
Interesting. Here in Michigan they size the septic field based on the number of bedrooms only.


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
Reviews:
·Verizon FiOS
reply to Draiman
Here's the verbiage on a septic system here.

"What is the maximum number of total rooms that a structure may have based on the number of bedrooms specified on the septic permit?
The total number of rooms allowed for a given septic system without the need for a deed restriction is as follows:
3 Bedroom Permit a maximum of 7 rooms is allowed
4 Bedroom Permit a maximum of 9 rooms is allowed
5 Bedroom Permit a maximum of 11 rooms is allowed
6+ Bedroom (multiply # of permitted bedrooms by 2 and add 1)
A deed restriction may be appropriate in some instances. Contact the Board of Health if you would like more information as it relates to your specific property."


Draiman
Let me see those devil horns in the sky

join:2012-06-01
Kill Devil Hills, NC
Reviews:
·Verizon FiOS
reply to Draiman
I just ordered the doors and octagon window myself today. The contractor is going to handle the double-hung windows. His prices on the doors and octagon window were too high. Also hired the electrician today.

The last things I need to do are find someone to paint and asphalt. Not sure if I can do that until they have the garage up though. Might be hard for them to quote off a design.