drone Posted July 1, 2009 Share Posted July 1, 2009 Hello all, I recently purchased a 1948 bungalow, and having a 2-car garage (to use as a workshop) was extremely important to me. So, it has a garage, but now that everything the previous owner had in there has been moved out, the problems facing this garage have become very obvious.So, here's the list of problems it has/I have with it, and the general question is -- is it worth it to try and repair it, or should I just go the demo and re-build route?* The slab is cracked in the middle, and one side sits much lower now - this causes water to enter that side of the garage floor* It was sheetrocked in, both in the walls and a ceiling (and due to the above, there is a lot of rotted sheetrock)* The ceiling height is just north of 6'8"* The garage door opening height is just north of 6'1" (see the problem here? =)* It has had major termite problems in the past, and is scheduled for yearly termite treatment w/ warranty* There are a few holes in the roof that need to be patched upSo, at a minimum, it will need a new slab poured - as I'm pretty sure that any work I do to it would be destroyed eventually by the moving slab, and the water entering the garage would wreck havoc with my tools and benches.The ceiling is way too low, I can (with some effort =) raise the ceiling up about 8", giving me more head-room and allowing for an easy install of an electric garage door opener, and make it not feel so claustrophobic in there. (I'll be tearing out the sheetrock either way tomorrow, as much of it is falling down.)My thoughts are (and I could be completely off-base) that I could pay someone to come in and jack up the structure, pour a new slab, and then elevate the structure a foot or two by using cinderblock on top of the slab, and mounting the existing structure to that. At that point, I could then fix up the interior structure - like replacing the rotted sheetrock on the walls that were touching the ground, etc. Not to mention, this would now make it such that my 6'6" tall vehicle could enter the garage, if need be =)Would that be more costly than worthwhile? Should I just abandon the 61 year old structure, have it demo'd and build a new one? Space is at a severe premium in the backyard, and I'd like to turn it into a two-story structure, with my work-shop on top, but I fear I won't have the funds for that for a long while. I know I can save money by doing the framing myself, but I'd hate to build something new if the old could be made functional without a great cost.Any advice, and thoughts on what it would cost for a new slab would be greatly appreciated. Link to comment Share on other sites More sharing options...
Jayman7 Posted July 1, 2009 Share Posted July 1, 2009 I have a similar situation in the Heights. One of the things you might have to consider since you have limited room is if you demo will you be able to rebuild the structure in the same place. In my case I will be required a minimum of 3' possibly 5'. Link to comment Share on other sites More sharing options...
drone Posted July 1, 2009 Author Share Posted July 1, 2009 I have a similar situation in the Heights. One of the things you might have to consider since you have limited room is if you demo will you be able to rebuild the structure in the same place. In my case I will be required a minimum of 3' possibly 5'.Well, I currently have the required easement size on one side for the power co., and it's currently within the setback requirements (3' according to the deed restrictions, IIRC) with the other two sides facing inside the property - so it shouldn't be a problem on that front.It's the thought of the cost that gets me - and not having a hot water heater or washer/dryer during the re-build =) Link to comment Share on other sites More sharing options...
rigas Posted July 1, 2009 Share Posted July 1, 2009 IMO starting over is your best option. trying to fix the slab is not going to result in anything but money wasted. i would leave everything alone and just demo the whole thing completely. i assume you are in the city which is going to require permitting also. if there is any plumbing ot electircal then to do any repairs you will have to update to meet todays code. all in all you are better of demoing and starting over (did already say that?) Link to comment Share on other sites More sharing options...
Jayman7 Posted July 1, 2009 Share Posted July 1, 2009 I agree with rigas, repairing that slab will probably be a freak show. You would probably will spend almost as much as new and ultimatley you still have an old structure. Link to comment Share on other sites More sharing options...
aggie92 Posted July 2, 2009 Share Posted July 2, 2009 I had the same dilema and really wanted to save my old garage but it still had a dirt floor and low ceiling. I thought it would be simple to just jack up the garage and pour a slab similar to what you are contemplating. I also wanted to make it taller which meant rebuilding the walls. I wasted 2 months meeting with GC's, House-Leveling companies (to jack up house), and anybody else who would listen. Bottom line is that it was going to cost considerably more than a rebuild, no one really wanted to do it (probably why the cost was high), and I was still going to have a 1925's garage that was 2 feet taller. IMO - knock it down and start over. Link to comment Share on other sites More sharing options...
drone Posted July 2, 2009 Author Share Posted July 2, 2009 Thanks for the advice everyone - that probably will be the best way to get to the specs I want anyhow.Now, to figure out the premium for getting a garage built where the driveway is too skinny to get a concrete truck, or any other construction equipment back there =) Link to comment Share on other sites More sharing options...
jm1fd Posted July 2, 2009 Share Posted July 2, 2009 Thanks for the advice everyone - that probably will be the best way to get to the specs I want anyhow.Now, to figure out the premium for getting a garage built where the driveway is too skinny to get a concrete truck, or any other construction equipment back there =)A concrete pumper crane/truck will probably run about 750... Link to comment Share on other sites More sharing options...
ijaxon Posted July 2, 2009 Share Posted July 2, 2009 i will tell you what i tell my clients with garage slab issues. tear it down and start new. that way you will have a NEW foundation and garage, with your specs and needs in mind. what size is your current garage and how big would you want your new one? Link to comment Share on other sites More sharing options...
RedScare Posted July 2, 2009 Share Posted July 2, 2009 A concrete pumper crane/truck will probably run about 750...Not unless it is a REALLY big slab, or REALLY slow concrete guys. Try $200 an hour, usually with a 2 hour minimum. Link to comment Share on other sites More sharing options...
rigas Posted July 2, 2009 Share Posted July 2, 2009 Not unless it is a REALLY big slab, or REALLY slow concrete guys. Try $200 an hour, usually with a 2 hour minimum.10 yrs ago maybe. pumps are running anywhere from $400 on a flat rate (at least for a contractor like me or some of my customers and thats if we are lucky) to $700. considering it is a one time job if you do things on your own, you will pay $600 minimum and you will be put on the back burner. now you MAY need a "trailer pump" in which case you will have to get a special (more expencive) mix and the pump itself will run you AT LEAST $800 and more then likely upwards of $1000. the mix will run you at least $8-10 MORE PER YARD. these are realistic and yet worst case type numbers. it all depends on your access, power lines, trees, house in the way and so on. let me know if/when you need it and i can get you a number for some good pump companies. Link to comment Share on other sites More sharing options...
RedScare Posted July 2, 2009 Share Posted July 2, 2009 10 yrs ago maybe.More like 2006, when I used one for my driveway. Wrote the check myself. Link to comment Share on other sites More sharing options...
drone Posted July 3, 2009 Author Share Posted July 3, 2009 Well, the garage is approximately 16' x 18' - and I'd want to keep the footprint about the same size, if not a little bit longer (16x20-24).And yes, there is everything in the way... Power lines, power poles, a house, etc. It's set-back at least 80' from the street, behind the house. The best I could probably hope for is the neighbors letting me use their driveway - it's real easy to access from there, and theirs is much wider than mine.Let's not forget the natural gas, sewage, etc... I think it might all work better if I move to a tankless heater in the house (the washroom and water heater are in the garage), but it would still have to have the laundry plumbing - nowhere appropriate to put a utility room in the house, not without taking away a lot of space from something.I would presume that a demo and re-build would run in the 25k range? Link to comment Share on other sites More sharing options...
ijaxon Posted July 3, 2009 Share Posted July 3, 2009 Well, the garage is approximately 16' x 18' - and I'd want to keep the footprint about the same size, if not a little bit longer (16x20-24).And yes, there is everything in the way... Power lines, power poles, a house, etc. It's set-back at least 80' from the street, behind the house. The best I could probably hope for is the neighbors letting me use their driveway - it's real easy to access from there, and theirs is much wider than mine.Let's not forget the natural gas, sewage, etc... I think it might all work better if I move to a tankless heater in the house (the washroom and water heater are in the garage), but it would still have to have the laundry plumbing - nowhere appropriate to put a utility room in the house, not without taking away a lot of space from something.I would presume that a demo and re-build would run in the 25k range?we've done some for less, and some for more depending exterior materials and interior finish Link to comment Share on other sites More sharing options...
rigas Posted July 4, 2009 Share Posted July 4, 2009 Well, the garage is approximately 16' x 18' - and I'd want to keep the footprint about the same size, if not a little bit longer (16x20-24).And yes, there is everything in the way... Power lines, power poles, a house, etc. It's set-back at least 80' from the street, behind the house. The best I could probably hope for is the neighbors letting me use their driveway - it's real easy to access from there, and theirs is much wider than mine.Let's not forget the natural gas, sewage, etc... I think it might all work better if I move to a tankless heater in the house (the washroom and water heater are in the garage), but it would still have to have the laundry plumbing - nowhere appropriate to put a utility room in the house, not without taking away a lot of space from something.I would presume that a demo and re-build would run in the 25k range?you would be looking at somewhere around $3000 for the new slab and about $1500 to demo the ond concrete (these are very rough)as for the placement of concrete, sounds like you need a trailer pump. i would not drive trucks up your neighbors driveway unless you are interested in buying him a new one or it is all dirt. a concrete truck with 10 yards weights about 40 tons. Link to comment Share on other sites More sharing options...
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