Ezra or Lenny or anyone with house plan experience...

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slimcake

Well-known member
Looking to build my first and only house. The spot we have is a once in a lifetime deal. Right on the golf course between hole #2 and #3. Just wondering for the guys that have done it before what am I missing? What would you not be without? I know the drawings are not the best but it what I have so far. Hoping the garage is big enough :) I have a tuck under garage as well for sleds, mowers, bikes whatever. I will have infloor heat in the basement floor. Probably going with forced air heat in the upstairs garage. It is just the wife and I so its only about 1600 square feet of living upstairs. Would you put steps from the garage into the basement? Just worried how much space that robs from me. Going with steel roof and spray foam insulation. Did I mention the snowmobile trail is right out my backdoor?? Be looking for a new webcam on johndee in the distant future.... Thanks guys.


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highhertel

Member
By no means am I am building expert but have done several big projects. I prefer 2 x 6 exterior walls with spray foam insulation, pex tubing for water supply (home run system if budget affords), central vac (plumbed initially if budget does not allow entire system). No laminate flooring if going hardwood, especially if you have dogs in the house, can not refinish. Solid surface counter tops are a must for my boss (wife), prefer granite.

How is your budget?

HH
 
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slimcake

Well-known member
I hadn't thought about the central vac. That is a good point. Budget is up there. Figure with the car hoist and the precast floor to do the double decker I have a 90K garage. So that is hurting part of the house budget. Budget is higher than what I hoped lets just say that....
 
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whitedust

Well-known member
Open concept way to go for dining/kitchen/living area. No one wants cubbied rooms anymore also need lots of walkin closets. In floor heating way to go all kinds of new methods to do that. Granite counters reasonable also a must now days. High quailty windows that pull in for cleaning glass. Lots of good stuff out there that can be used since building new.
 
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slimcake

Well-known member
Here is the lot. 1 acre. getting excited to have a new house. Been living in 120 year old house for 10 years...
 
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slimcake

Well-known member
Only half of them are mine.... lol They have since pea rock sealcoated it. No more burnouts. Don't want to chip my new paint... My best friend since diapers lives in that greenish colored house and he has parties once and awhile where after dark the burnout session would begin. Getting older now where its not so important...
 
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ezra

Well-known member
the plumbing not looking to far away to have a wash tub and stand up pisser in the corner of that tuck under.
deff home run all your pex .90% of the guys out now are using plastic fitting in the wall not a huge fan. I love pex but always do a valve and run for each line pex it self is cheep not worth saving a few bucks and something any home owner can rough in if contractor wanting to bend u over to do it.
I have not been in a tuck under with a stair going to lower area from garage always get in to from a utility room or something like that in basement. would burn a lot of your cement budget having custom span panels extra footing walls etc etc sounds like at least 10k or better for a set of stairs then u burn 3.5 feet by prob 7 or 8 feet of wall space and floor space .
back to the pex a few of my snow bird customers have a home run system with a central air fitting before the manifold so they can blow the whole place before heading south and only keep utility room at 60ish and rest of house low 50s all winter pretty nice deal just for piece of mind if planning on traveling in the golden yrs.
also if this is the last move plan a large closet on 1st floor and basement stacked the new 1 person elevators don't take much more than a 4.5x4.5 and are put in after the fact all the time now . they can help keep u in the house till u come out in a box .
 
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600_RMK_144

Active member
slimcake said:
I hadn't thought about the central vac. That is a good point. Budget is up there. Figure with the car hoist and the precast floor to do the double decker I have a 90K garage. So that is hurting part of the house budget. Budget is higher than what I hoped lets just say that....
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Dang. I'm at $8K for my garage expansion and seems the wife is about to dis-own me. 8ft X 19ft bump out off the back of the 3rd stall + utility sink + access door. Lots of future plans, but this will serve as a good starting point. I do love the tuck under garage. Great idea if you got the coin. Looking for some feedback on the sink. Should I be concerned about the pipes freezing?
 
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ezra

Well-known member
600_RMK_144 said:
Dang. I'm at $8K for my garage expansion and seems the wife is about to dis-own me. 8ft X 19ft bump out off the back of the 3rd stall + utility sink + access door. Lots of future plans, but this will serve as a good starting point. I do love the tuck under garage. Great idea if you got the coin. Looking for some feedback on the sink. Should I be concerned about the pipes freezing?
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yes and no if on the house wall and garage is insulated u should not have a issue. don't most guys run a garage heater and keep em at 40 all yr any way? a attached should usually stay around 40.
for a unheated garage sink U want to do them like a hose so u can shut it off in the house for winter
 
garyl62

garyl62

Active member
One thing I'd try to do is put the crapper in it's own room. Maybe you could do a pocket door in the wall between it and the vanity. Always nice not to block off the entire master bath when you're in there reading.
 
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600_RMK_144

Active member
ezra said:
yes and no if on the house wall and garage is insulated u should not have a issue. don't most guys run a garage heater and keep em at 40 all yr any way? a attached should usually stay around 40.
for a unheated garage sink U want to do them like a hose so u can shut it off in the house for winter
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Thanks, Ezra. The pipes will be running thru an (interior) insulated wall, but the exterior garage walls will not be insulated. 100% certain we should eat that $1100 cost now, but of course the wife thinks it's stupid. Don't forsee winning that battle. As I already said, we are about to get divorced with where it already sits. LOL! With that said, anyone have experience with blown in insulation after the fact? from the attic, it seems you could drill holes thru the top plates and run a tube in-between each 16" on center to insulate.
 
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ezra

Well-known member
1100 is a not bad. u can insulate it with craft face r19 say 30x30 9 ft walls and celling in r21 and be spending 800 on insulation alone.
not sure what kind of fed scam is running now but may want to look in to insulate rebates they can be ok but the real big ones few yrs back were on the real green overpriced stuff like soy insulation or recycled jean insulation. u know stuff that sounds good to the wack jobs. with rebates u could do "green"spray for the cost of bat .not sure if the fed has cough n to the less than 15% soy scam yet or not . if not money could still be out there
 
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dmsrx

Member
We built 6 yrs ago and did put stairs from the garage into the basement because I didn't want to always have to access the basement from the house. Has turned out to be a great addition. The wife fought it at first but now that we are in she is very happy. We have a second set that do come into the living area. Also do a big mud room off the garage. Ours is about 10 x 10 with a large closet and hooks to hang jackets/coats. Very handy. We did an open plan too but it is a bit different than what you have. Don't know if I can post the layout but will try. We are on a flat lot so it is a single story with a full basement. I also had a lift in the garage (moved it into a new shop with taller ceiling) and with the 11'7" garage ceiling it was okay for a car but you couldn't raise a full size truck all the way up. I would make sure you have at least 13' high ceiling where the lift will be. I don't know the cost for a precast floor but 80 grand seems high for the garage. I have about 100 in a 66 x 80 Morton with heated floor, Mezzanine, spray foam walls, steel ceiling, lighting, electrical and all. The lift was only 1500 new.
 
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sweeperguy

Active member
600_RMK_144 said:
Thanks, Ezra. The pipes will be running thru an (interior) insulated wall, but the exterior garage walls will not be insulated. 100% certain we should eat that $1100 cost now, but of course the wife thinks it's stupid. Don't forsee winning that battle. As I already said, we are about to get divorced with where it already sits. LOL! With that said, anyone have experience with blown in insulation after the fact? from the attic, it seems you could drill holes thru the top plates and run a tube in-between each 16" on center to insulate.
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When I built my new garage, attached, larger, and on the proper side of the house so when you come in with groceries you come into kitchen. I was short on cash to insulate right now. So I'm not putting up drywall until I insulate it. Want spray foam, but may go fiberglass batts for cost. Thinking if I spray foam, could then even put off drywall till savings catches up again for another project. Then do drywall. Seems to drill holes in top plate on eve overhangs would be tight to work in. Gable ends would have room to work, but still crawling around in attic over and through trusses.
 
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ezra

Well-known member
that one depends on where u live .most towns in MN metro do not allow any more. not even just a floor that flows out side just off the slab. u need to duct tape them off and pour slab about 1/16 of a inch over drain and chip out after occupancy issued .
 
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joks79

Member
I did in-floor heat in my addition and love it! I put in Mr. Slim's for my AC needed. I wish I would have budgeted enough money for spray in foam.
 
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groomerdriver

New member
ezra said:
that one depends on where u live .most towns in MN metro do not allow any more. not even just a floor that flows out side just off the slab. u need to duct tape them off and pour slab about 1/16 of a inch over drain and chip out after occupancy issued .
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Dumb question - you couldn't even do a deep french drain as they would show in the building plans?

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YES to the steps from the garage to the basement.
 
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