Expert: Bruce E. Johnson - 3/13/2010

Question
QUESTION: Hi,
I'm trying to assess what it would take to build out a living area (closet, extra room) above my garage. Attached is a picture of the front of my house. It is a 1-yr old house where I've been told that the roof trusses and the garage attic will not currently support a living area. I've read lot of material about sistering, knee walls, etc but having trouble understanding if it's even feasible.

Would a roof completely have to ripped out and rebuilt. Any alternatives assuming it's a generic cookie-cutter roof trusses? If there is such a thing. If you do have some ideas, what would it cost approximately/ball-park? I'm just curious as to whether or not it's first feasible and then would it cost $5K or $50K? House is in Chicago, IL. Thank you in advance.

ANSWER: Hi John, if the house is only a year old you probably have access to the house plans and possibly the name of the truss manufacturer and even the truss drawings?  My first step, if I were you, would be to go to the truss plant and talk to their truss designer. If you have a copy of the truss drawings take them with you.  They probably can work up a "fix" for the trusses to allow reinforcement of the rafters and removal of the web bracing.  Then you add floor joists between the modified trusses to support the floor load.  For a room that size the rafter mondification should only cost about 5-600 dollars if you have the truss people do the work.  Buying the LVLs or I-joists from them will make them more agreeable to do the other work.  The trick may be getting the floor joists into the attic but a strategically placed slot cut into your garage ceiling drywall and the high pitch of the roof should allow you to slip the new joists up inside the attic space for placement.  Once the joists are in the new roof structure may need to be supported by knee walls on each side before the actual truss modification takes place.  I am attaching a simple drawing. As far as cost goes if you do the work yourself?  2-3 grand.  If someone is contracted to do the work?  6-8 grand..of course that is just an estimate and you would have to shop the area to find the best contractor for the best price. Before altering or changing any structural element it is recommended that you have an engineer look at it.  I hope this information helps, please feel free to write again regarding this or other matters. Sincerely bruce e johnson..bejohnsonconsulting.com

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QUESTION: thank you so much for the feedback. I just got a structural engineer who drew up exactly what you mentioned. He suggested to get all material inside and not rip out the roof as it would have to be approved by village. Instead, he said it would be cheaper to still do it by village code, just not actually going through them. I'm contemplating it right now. So $8k is just the structural work, right via a contractor? If you have further suggestions, please let me know.

Answer
Hi again John, it may be a pain to go through the proper channels to get the living area permitted but in the long run it may be worth the effort.  For instance if you sell the place and unpermitted work comes up it may delay the closing while you try to ge an after the fact permit.  Plus if you have any extensive electrical wiring and stuff like that you should have it inspected.  But that is my take on it.   I hope this information helps, please feel free to write again regarding this or other matters. Sincerely bruce e johnson..bejohnsonconsulting.com