Wednesday, June 26, 2013

The Garage Resurrection Project......Or Not....

So, once again, we have a debate on whether something can be saved.  In this case, it's a garage.  Or sort of a garage.  With the configuration of the driveway, it would be tough to get a full sized car in the garage - but a Prius could do it!  However, even if you don't put a car in it, it has lots of storage space and could make a great workshop for someone (it already has 220 power) or, to my way of thinking, it could be a lovely alfresco dining space.

Here's what I'm envisioning in the space.  Gorgeous - don't you think?
Photo: White Barn Inn


Here's what the guys see when they talk about the space!
Photo: Chezlarson.typepad.com
But.....as you can probably imagine, there are some challenges to either one of these grandiose ideas (and since it's only 18x18, it probably won't look much like either one when we're finished!).

Problem 1 - The slab floor.  We have no idea when the slab floor was installed, but it has no reinforcement in the concrete and has buckled.  A lot.


Problem 2 - The roof.  You guessed it, it's time for a new roof.  They definitely got their money's worth out of this one!






Problem 3 - Sagging Back Wall.  Who knows if this window was originally level, but something's awry!










Problem 4 - No foundation.  It's simply sitting on dirt......which ties back to the slab floor problem.











But it does have some charm.  Really, I'm not making this up!  Look at the way it helps frame this brick terrace.  And don't you just love this column with the light and the climbing rose?  There really is some nice potential here.














We're still collecting bids for the job.  And it's a lot of work.  To save it, we need to jack up the existing structure, remove the current slab, regrade with a proper base layer, add footings and a new slab.  Then we'll lower the garage, shore it up where it needs it, put on a new roof and doors.  I'm worried the bids to save it, will be much more expensive than what an appraiser would value it for.

But tearing it down isn't a cake walk either.  It's been there a long time and is completely attached to the back of the house.  Once we get it down, we need to install all new siding and solve who knows what other problems we may find.

So, I'm curious.  What do you think?  If you are buying a house (in a cold climate like Maine - we had 100+ inches of snow last year), how important is it to have a garage/workshop space?

And if you want to see more updates, be sure and like us on Facebook!

Thanks,   
Laurel


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15 comments:

  1. From someone who lives in Minnesota, a garage is super important! However, there are some people who don't mind not having a garage, but I think it sorta depends on the location. With that being an older house, I wouldn't think people would expect a garage? But having one would be a huge bonus, I think.

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  2. I would keep it, so much storage there. extra fridge or freezer maybe. Mary in NY

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  3. Save it UNLESS the cost to save is horrific and payback won't be there. Best case scenario would have been a garage but I realize the configuration won't allow it. I think it adds to the charm/lines of the house. Can't wait to see what you come up with.
    Denise

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  4. What about option three: replace? Tear it down and salvage what you can, and recreate the details afresh.

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  5. If it's economically feasible I would certainly save it. It would make a great workshop or craft room or just a woodshed!

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  6. See how your bids come in.... We had a similar problem with our old garage, but it wasn't attached to the house. We didn't want to tear it down because it had history, plus the city would never have given us permission to rebuild something so close to the property line. We discovered that much of the bottom of the structure was rotted, so we jacked it up, cut off the bottom rotted portion of the entire structure, built a new foundation and stem wall, then lowered the garage back down and attached it. Somewhere along the way, we also busted out the old unreinforced slab and poured a new one. The structure had started leaning a bit over the years, so we attached a series of towing straps to the inside, diagonally from, and over the course of a couple of weeks we gradually tightened them down, until the structure was square again. Then the inside walls were reinforced with three-quarter inch plywood to ensure that it would stay true. We did it all ourselves, for under $5000, but hired out the new roof. A few years later, when we bought a huge dilapidated beach house, we raised it an entire level, but we hired a house moving company to jack it up.

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  7. I pictured a studio when I saw this garage! Just found you through Julia's blog, HookedonHouses.net. The photographs of the cape turned colonial are just beautiful! Congrats on getting it sold so quickly. If you ever come to CT to work on projects, I'd be happy to help you find the right properties - there are several in my real estate market that could use your help :)

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  8. Save it!! Just watched Going Yard on HGTV and they turned an old shed into a alfresco dining space on Cape Cod...loved it!!

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  9. what would you do with the space in the yard without it? If you are thinking of a new garage, you'd still have to put in a foundation and a slab so that cost is true for both situations. Can't tell how big the property is, so have no ideas what the possibilities are if it's removed. Also haven't heard from you what the storage space is like in the rest of the house or what the costs are going to be for the rehab of the other spaces. Big projects in the rest of the house? are there rooms that could be studios in the house or a workshop space in the basement area? Maybe it's a redundant area and more yard would be better solution for the livability of a family...No room for a garage at the end of the driveway so they could just pull straight in? Could this structure be moved 90 degrees so it's at the end of the driveway? It has to be jacked up and made true for the foundation and slab work-would it be too difficult to slide it over onto a new foundation and slab in a better orientation? I'd love to see it saved because I love old structures with character. Just thought I'd suggest a few other ideas for the fun of thinking about it...I too am from Minnesota-wouldn't live in a house without a garage in the winter-I'm sure it's the same there also. Love the adventure that you are on each time. i thought of doing the same thing when i was younger but didn't have the knowledge of carpentry etc to actually make it feasible. i am spatial and constantly rearrange (in my head) rooms, windows, staircases etc at friends houses when I visit. there are some really badly designed houses out there!!!

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    1. All great questions!!! At this point, I'm rolling up the costs for everything else we want to do to the house. It's a big, big number. So as much as I'd like to do something useful, like move the garage to the end of the driveway, it's not economically feasible. There is a bit of workshop space in the basement, except if you're over 6' tall. Then it's a challenge! And of course, you could always use one of the bedrooms for an artists studio.

      Stay tuned for more updates. I'm hoping to publish the rest of the before photos next week!

      Thanks for reading, Laurel

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  10. My son would practically kill for a workshop space. We wanted to build a 1940's type of one car garage for him to work on his many projects, but set backs are in our way. (In Cape Elizabeth).

    P.S. Addicted to your blog.

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  11. Quick question, Laurel. I'm a self-admitted SoPo Cottage addict. My husband and I are hoping that the stars align and one of your beautiful houses will come available this year when we make the move to Maine. But in the event that it doesn't work out, are you guys available for consult? There are a few South Portland homes I've been eyeing that need some work, but am a baby novice when it comes to renovations. Can't wait to see the progress on this one!

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    1. Hi Laura, thanks so much for reading the blog! I'm continually amazed that people like following our adventures!

      I have started doing some consulting for folks in the area. Just send me an email and we can chat and see if we could set something up. llabauve@maine.rr.com

      Laurel

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