Garage Conversion (subfloor, foundation, windows, insulated)

[kinkytoes]

I am considering again a garage conversion since I don't use my garage, and I'm trying to get ready for a family. I'd appreciate any tips about doing a garage conversion.

I have the following specific concerns:

1. I got a previous estimate for ~30, including a bathroom. Is that reasonable? The company's done work for me otherwise, btw and I was happy w/ the quality and service.

2. Should there be any foundation work involved? Any concrete work?

3. New Windows. I am not paying an architect, but I want some more windows in the back. Is it possible to put in windows between the holes in the framing to avoid any structural issues?

4. HVAC issues? I think they can just extend the current system and drywall it, but should I be concerned about how this is done?

5. Insulation? Any suggestions? I'm not sure what's in the walls currently, but I suspect it's not insulated.

5. I believe I know what's involved in the work, and if I can save money I would like to be the GC myself. Is this an accurate assessment of what's to be done (assuming I skip new windows and the bathroom) and is it a good sequence? For review:
1. Framing (including subfloor and the area from the kit to the new BR) and insulation.
2. HVAC (extend current returns and vents)
3. Electric outlets and ceiling fixtures
4. Drywall (incl. kitchen "segueway" to new BR)
5. New door/window installation
6. Painting
7. Flooring and Moldings
8. Landscaping for new patio area in front of BR.


Thanks,

Kinky

[K'ledgeBldr]

Originally Posted by kinkytoes

I believe I know what's involved in the work...

If you have to ask the questions 2, 3, 4, and 5- you don't know enough to be a GC. Just hire someone and make sure they permit it. That should asure you that everything will be to code and done properly.

[James1202]

Kinky,
You should get a couple of books on this topic and become much more informed. There are too many issues to fully understand and your attempt at a short-cut, via these forums, may likely end up being a huge mistake.
Good luck with your project.

[kinkytoes]

Originally Posted by K'ledgeBldr

If you have to ask the questions 2, 3, 4, and 5- you don't know enough to be a GC. Just hire someone and make sure they permit it. That should asure you that everything will be to code and done properly.

Well, my contractor doesn't know the answer to those questions, either. We already discussed the project, and I would need to get an HVAC company to come out and do an estimate based on the capacity of the system. I could either pay my own HVAC guys or pay the contractor to hire someone.

The contractor also said something about the foundation for the garage, but he has not been 100% correct about everything for previous jobs, so I'm trying to check.

Whether or not I hire a GC, I plan to use my own electrician and window guys (Marvin woot.). I have had a lot of new windows put into my rentals, and they can make a custom window to fit any size, it just needs to be framed. The contractor was a little unsure about what to do with the windows, so I plan not to have them do that anyway.

Hopefully somebody who has had one done can offer some advice. I'm also going to consult with my dad and see what he says about the foundation. I'm not building an addition...it shouldn't be that complicated.

All of the guys I normally work with are licensed, and I have no problem getting the permits myself, if needed.