Expert: Roger Zona - 9/29/2009

Question
QUESTION: Condition of garage:  It is a standalone garage built in the 40's.  The roof, windows & doors are half eaten with dry rot and subterranean termites, but the inside walls (sides & back) were built with wood treated with a termite resistant resin, and thus, they have little or no termites (I think).  The floor is concrete, but has fairly wide cracks in it from earthquake damage.  The outside of the garage is stucco which has held up very well.  

My Question:  To prevent demolishing the entire garage, can I rebuild the structure from the inside out?  I know I would lose a few inches within the structure, but it could save me money in the long run.  I plan to rent the property in a couple of years and move out of state.   

Is this feasible?  What type of contractor should I hire, and what should I specifically ask for?  If there is additional research, where will I find it?  I live in Los Angeles, CA.  Thanks in advance for your advice


ANSWER: Hello B.Williams,

I'm very surprised the stucco has withstood earthquakes and the weather.  Also, the "resin" treatment of the studs has lost its effectiveness.

The easy answer is to demolish the structure completely and build a new garage.  The existing window sizes are probably no longer available and you would need custom built windows (copy "expensive").  Renovating more than 50% of the structure requires that the entire structure be brought up to current codes.

You didn't mention the electrical needs - lights, work area outlets, garage door opener, etc.  I think the cost of a new building would be very near the cost of the renovations.

A new building could consist of steel studs with vinyl siding.

Removing the roof, windows %26 doors would create damage to the stucco.  The slab could probably be resurfaced and the cracks filled with concrete.  It won't look very pretty but be serviceable.

As for the type of contractor - first, licensed and insured, - second, small company, owner operated and local - and finally, get three bids, check their references and talk to their customers.  Just because a friend's second cousin is out of work and is handy with tools does not qualify him to be a contractor.  (Just kidding of course!)

You will need plans and specifications to submit to your Building Dept.  Some contractors offer this service in their package.  Also you might want to consider a "pre-cut" garage package from your local lumber yard.  Another idea - check your yellow pages for "garage builders".  Many cities have several companies that build garages exclusively.

Construction is at a slow pace in these times so you should be able to get a reasonable price.  Some contractors are taking jobs just to turn dollars and keep their doors open.

The investment in a new building will increase the value of the residence and will be recovered when you sell.  

I hope this has been helpful.

Roger
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---------- FOLLOW-UP ----------

QUESTION: "Renovating more than 50% of the structure requires that the entire structure be brought up to current codes."

Where would I find the above statement or code(s)?  

Thanks again,
B. Williams

Answer
Dear B.

I'm in Florida where hurricanes are our biggest worry.  Every time we have one, the building code is changed to address the weakness or failure of a building.  Our State uniform building code takes precedence over local codes.  A local code cannot be of a lessor grade or quality however it can have be a more stringent requirement.  Also our codes are based on geographics.  Southeast Florida (Palm Beach to Key West)has the highest wind resistance requirement.

I don't know the specific code in California, but your local Building Department (either city, township, county or state) has jurisdiction over construction in your area and someone within the department can give you specifics regarding up-dating structures.  I guess it just seems logical that any structure built in the 40's would not have the same structural qualities of a modern building.

Yours Truly,

Roger
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