Expert: Richard Taylor, AIA - 7/6/2011

Question
Hi,

I have a craftsman bungalow home built in 1915.  A some point some work was done to the garage but not finished.  The walls have been sloppily sheet-rocked and the floor is sloped. The roof is junk.  I would like to investigate what is under the sheet rock(solid studs, rotted ones?) and possibly repour a new concrete floor.   To gain more space and make the garage area more useful, I would like to change the style of the roof from a peak roof to a barn style or gambrel roof, and add a loft or second floor.  I imagine I would need a structural engineer to look at it, but assuming that the foundation would allow for a second floor to be built, is this a reasonable project to consider?
thanks!

Answer
Good morning Vaud - thanks for your question!

A 1915 Craftsman Bungalow!  That's a dream home for many, including me.  What a great period of design, and how wonderful that those little homes are being fully appreciated again.

Coincidentally, I just this morning posted an article on my blog about raising roofs - check it out at www.rtastudio.blogspot.com.

I'm reading three issues into your question.

First is your thorough indictment of the existing garage construction.  Sounds to me like there's not much there worth salvaging; you are correct in your wariness of the foundation!  Definitely have it checked out - it might be easier and cheaper in the long run to broom the whole thing and start from scratch.

Second is the potential character of the garage design.  Ideally, it would be an architectural match with the house (I'm assuming it's an irresistibly cute bungalow with all the details intact).  But a very well-designed garage that doesn't "match" the house could work, too.  The key will be the quality of the design, details, and materials.

If you're concerned that a design that matches the house won't have the space above that you need, you might be surprised at how well a two-story or 1 1/2 story Craftsman garage/loft might work, and fit.  There's a lot of that kind of work around, especially in southern CA.  Check out Bernard Maybeck's work for some great examples.

Third is your "reasonable project" question.  In terms of $$, a barn/gambrel roof is more expensive to construct than a simple gable; a loft requires a stair; you'll probably want heating and cooling, insulation, windows, electrical, etc.  And the second floor/loft will require additional structural considerations over an attic or a trussed roof.

You may also have zoning restrictions to overcome when you finish the space over the garage - many jurisdictions are wary of "apartments" over garages, as most lots are zoned for a single dwelling unit.  I'm just sayin'...

So if "reasonable" means the design, you'll address that through good design.  If it means money, that's a function of your budget.  If it means how much of the existing structure you can use, you'll know that after you demo the wallboard.

I'd love to see the house - if you get a chance, email me a photo to rich@rtastudio.com.

Hope this helps,

Richard Taylor, AIA
www.rtastudio.com
www.rtastudio.blogspot.com