04:50PM | 02/21/09
Member Since: 02/18/09
2 lifetime posts
We are looking into adding 528 sq ft up above existing attached 3 1/2 car garage. Currently is ranch style house. Garage measurements are roughly 22*46, with the 3rd car area straight back on the outside wall of garage. The addition we are considering is 24*22 total, master bedroom, 13*16 bath, 13*6 closet. Also adding staircase from in the house to upper level. Currently standard trusses, room to add stick/bonus truss without removing roof. Existing roof 5/12 pitch. Cutting in 2 dormer windows in front of home. Will probably need to go back 12ft to start for adequate head room, with the understanding on the front and back walls will start up with barn like shape. Standard ceiling height 8ft. As far as permits, etc. Our county in Indiana, ranges anywhere from $50-$150, which is certainly not a problem. Licensed contractors are not required; inspection just must pass during process. We are looking for a rough estimate for approx. supplies/labor. In order to stay within our price range we are able to do finish work if needed.

I hope you are able to give us an idea. No sense in paying for plans, etc if our cash flow will not meet the cost.

Thank you for your time.

Christine Morgan


02:53AM | 02/23/09
Member Since: 03/03/05
273 lifetime posts
Without seeing the job and taking measurements, it is impossible for me to help you. An estimate on a job that size would require a bit of office time.

Your local lumber yard may be able to help you figure a price for most of the materials.


06:53AM | 02/23/09
Member Since: 02/18/09
2 lifetime posts
I understand it is hard to give an estimate on a project this size. We are currently working with someone who is looking into what it will take structure wise, without removing the roof. Basically what we have been advised, it can be done without removing the roof. We currently have pre-built truss, top/bottom 2*6, connectors 2*4. We were advised the floor would require a 2*10 for floor support. Then possibly a metal

beam(s)on the garage ceiling, with possible post on the sides for additional support. Our drafter is more concerned with where the staircase will go and if the dormer windows will work, we may just have to put a normal window on the side of the house and cut through some of the brick.

I dont know if this helps any. We have the original plans of when the house was built 6 years ago. Are you a local contractor in the Evansville,In area?


01:03PM | 02/25/09
Member Since: 03/03/05
273 lifetime posts
Sorry, I am in the Boston, MA area. I try to help people in my area w/o a fee, and wish I could help you. Best of luck and let us know how you progress.


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