My 3 Car Garage Remodel Project...
My wife and I recently purchased our first house together, although we each owned our own homes prior to marriage in 2012. We purchased this house in Folsom, CA which is 20 minutes outside of Sacramento. We both work in the construction industry as large-scale commercial project managers. Two of the main requirements were a 3 car garage to store our boat, and walking distance to the lake which this house has. Unfortunately, I had to sell my first car - 1968 AMC Javelin which I had lovingly restored in order to buy the house. It's not all bad though, since I sold it back to the 2nd owner whom I purchased from in 2002. Below are a couple photos of the house, and the lake in case you aren't familiar with the area
https://farm8.staticflickr.com/7399/...cd4f7af567.jpgIMG_0470 by steventankersley, on Flickr
https://farm4.staticflickr.com/3711/...c1c48965d4.jpg1388089469269_Whelan_Ct_Pool by steventankersley, on Flickr
https://farm8.staticflickr.com/7449/...8c5f4cda54.jpg1388089450515_Whelan_Ct_Exterior by steventankersley, on Flickr
I convinced my wife that the garage should be our first priority so we can start unpacking boxes and getting our things organized. She thought I was crazy for wanting to renovate the garage first, but she understands the logic and wants to get our garage organized to fit our boat for summer. Did I mention she is pretty awesome? More on that later...:hitit:
We started with a dirty, neglected garage which needed quite a bit of work. The previous-previous owners had converted one of the stalls to a bedroom, complete with HVAC duct, which the owner before us had torn out. However, the walls and ceiling showed where the old walls had been, and the concrete floor had chips all over from where the sill plate was shot into the concrete. Paint colors were all different, and was quite frankly a mess. The rest of the garage had cabinets, which were the original kitchen cabinets. Most of them were falling apart and were damaged.
https://farm4.staticflickr.com/3735/...38c6c75b8c.jpgIMG_0187 by steventankersley, on Flickr
https://farm4.staticflickr.com/3690/...91e4b530ea.jpgIMG_0186 by steventankersley, on Flickr
https://farm8.staticflickr.com/7439/...98939d4be7.jpgIMG_0436 by steventankersley, on Flickr
Electrically, the existing lighting consisted of a single lightbulb in the wall, with a switch in the laundry room, which was woefully inadequate. Originally there were 3 outlets in the garage, which I intended on upgrading. Additionally, the garage doors are 25 years old, and on their last legs (dented, uninsulated, even cracked where the arm pulls). One opener has no safety features and are very noisy. I found the liftmaster 3800/8500 openers, which I decided I will install along with insulated doors.
Through this forum (and Houzz), I had a vision of what I wanted for my garage. My goal is to have everything off the floor and in storage (bins or cabinets), plenty of lighting, and epoxy'd floors and painted walls. Here are a couple photos I used for inspiration
https://farm4.staticflickr.com/3801/...560befd563.jpgIMG_0183 by steventankersley, on Flickr
https://farm8.staticflickr.com/7355/...e25d58ee77.jpgIMG_0184 by steventankersley, on Flickr
PHASE 1 DEMO
Demo mainly included getting every possession out of the garage and into the yard, shed, and spare bedrooms. First priority was getting the old cabinets out of the garage, and sorting which ones I will keep and which I will trash. Additionally, there was an hvac duct (disconnected but still present) and some window coverings. Here is how it looked once the cabinets were out.
https://farm4.staticflickr.com/3731/...3d363c6e06.jpgIMG_0437 by steventankersley, on Flickr
NEXT - PHASE 2 - ELECTRICAL
My lovely wife cleared out the garage while I was out of town, which got the project started. Once everything was out, I had the opportunity to assess the project and start cutting in for electrical.
The attic has pretty decent access, so I decided to run all power from the existing overhead opener outlets and down the wall. To do this, I cut a small hole at the top of the wall, drilled a hole through the framing, and fished the romex to the new cut-in box. I added one outlet on the far wall, 2 high outlets for the planned 3800 liftmaster openers (future), and a ceiling outlet for a cord reel. I don't weld, so I didn't add any 220v.
I planned on putting this outlet at the top of the wall, but the drywall in the attic prevented me. So, I added it in the ceiling. This is for a cord reel.
Once the wall outlets were roughed in, I tackled the overhead lighting. Actually this was a little out of sequence, since I finished the drywall/taping/painting prior to the fixtures, but in the interest of the thread I'll group this together.
I decided to use Lithonia 4' flouscent fixtures, based on budget. I wanted 3 fixtures for each opening, for a total of 6
I pulled the circuit off the existing single light, by putting a Jbox in the attic and running the lights in parallel.
With electrical roughed in, the next focus was finishing the walls and ceiling. As I mentioned before, the walls had holes from old fixtures, hvac duct, cut in from my electrical, and old walls from the previous bedroom. As I like to say, I'm a jack of all trades - master of none. However, I'm a decent enough taper for my garage project. My lovely wife wanted to learn to tape and texture, so I taught her what I knew.
After taping and texturing all day, we were ready for paint! I wanted a grey color (see prior inspiration photos), and picked a semi gloss for ease of cleaning. After painted 90% of the walls, I stood back and realized the grey I picked out was in fact baby blue. I debated with myself "ITS GREY NOT BABY BLUE" but came to the realization I had a baby blue garage. Fantastic.
After much debate, my wife convinced me I wont be happy with the color and we need to pick a better grey. We also decided to go with white for the ceiling. Im so happy she did, because here is how the color turned out.
Next - PHASE 4 FLOORING
PHASE 4 - FLOORING
After a failed Rustoleum job on a previous house (before I joined), I decided to use Legacy Industrial for my flooring. However, because my flooring had cracks, chips (from wall sills being shot into floor), valdez-sized oil slicks, and paint spilled everywhere, ALOT of prep was required.
I started tacking the oil stains with concentrated simple green and a brush.
After those were scrubbed, I tackled the damaged concrete. I opted not to use the Legacy epoxy products, and used quickcrete's ready mixed patch and crack filler.
The expansion joints were floated over, and had subsequently cracked along the joints. I started by vacuuming the cracks of all dust and debris, and injecting the filler along the crack and pushing in to adequately bond. I deliberately left it a little high so when I grind it gives a smooth profile.
Along one wall, where there had been a tack strip, the concrete was severaly spalled and chipped. I used my air chisel to knock any cracked and loose concrete out, and filled/floated with the concrete patch. Again, I left a little high so it ground down smooth.
Next, I had to fill all the holes from where the sill plate was nailed to the floor. I used the same concrete patch.
Now, I was finally ready to start grinding. I work for one of the largest contractors in the country, and luckily I have access to their tools for no charge. I used a hilti grinder with diamond wheel, and ground down the perimeter curb, a few inches off the curb, and groundhttps://imagizer.imageshack.us/v2/93...0/845/21o8.jpg all the oil stains and paint spills by hand.
Finally, I was almost ready to grind the remainder of the floor. I rented the floor maintainer from home depot, along with the concrete prep tool. This cost about $130.
My awesome wife sacraficed an eye for this project, literally. She wears contacts, and didnt have safety glasses on while vacuuming. Concrete dust got behind her contact and caused an ulcer in her eye. Shes now recovering, very painful. I should know better, afterall I am OSHA 30 certified.
The cracks ground down smooth
The dark spots in the above photo are where I applied some water to make sure there was no beading.
So much better
I this point, I could see the forest through the trees, and see my garage really coming together.
As I mentioned before, I chose Legacy for the epoxy. Scotty was very knowledgeable and helpful, and recommended the SD kit w/primer. Great company, but living in California makes it expensive to order from them (shipping cost added on). I debated on a urethane clear coat, and ended up ordering a urethane clear coat kit from Epoxy Superstore later since they had no additional shipping costs.
We worked quickly with the primer, the wife cut in while I rolled. I will admit, I did back her in a corner a few times!
After 24 hours, we applied the SD coat. I used SD epoxy since my floor still had imperfections, and the SD will fill voids and cracks better. This time, my dad came and helped while my wife was at school (she is at grad school for her construction management degree). I dont have any pictures of the process, since we worked quickly, but I will admit we messed up a little bit. Since the SD kit covers 130sf/gallon, I ordered 4 gallons. This came in 2 boxes, each with (2) .75 part A, (2) .25 part B. For some reason, I thought I only had 1 box, and divided it up so 3 gallons covered the whole floor. I didn't realize this until after I applied the flake. In the end, the coverage was applied thinner than recommended, but I also had the epoxy primer, and have a urethane top coat after. Scotty has been gracious enough to help reduce the cost of returning the remaining unused product.
After the SD coat was applied, the urethane top was added 24 hours later. I thought it looked great before, but WOW it sure looks amazing now!
(the dark spot on the driveway is just water)
In case anyone is wondering, that is 10# of flake.
Next - PHASE 5 STORAGE
PHASE 5 - STORAGE (In progress)
As I mentioned earlier, it is important to get most everything up off the floor. The previous owner installed the original kitchen cabinets, which about 75% were junk.
Costco had saferack storage racks on sale for $150/each (4x8), which I ordered and finished installing last week with my dad
These were easy to install with 2 people, took about an hour each. I have the, set at 18" deep, to clear the door swing. Luckily, it is exactly 16' from house door to side wall, so it has a very nice custom look to it. I can store all my boat equipment, and misc things in bins for organized access
The junky attic access needs to be addressed next (see above photo). The ladder hits the new racks, and the plywood just needs to be ripped down 1/4". The plywood will be replaced, and the ladder trimmed and painted soon.
I was able to squeeze my boat in the garage. While seemingly a simple task, it turned into the most complicated procedure yet. My driveway slopes down toward the house and levels off 2 feet before the garage door. When backing the trailer down, the prop gaurd scraped at the toe of the slope. So I changed the hitch to a 8" drop hitch to see if it raised the rear up enough. A little better, but still wont clear the level part of the driveway. Went to Lowe's, and picked up 4 2x10x8's. Backed the trailer on the new ramps and voila, clears now. But wait, the tower doesnt clear the garage opening! Took off the tower, and finally got her in. The garage is 22' and the boat is 22.5'. Now, I had the drop hitch which was so low that I couldnt use the trailer jack. Brought out the floor jack to get the tongue off the hitch, and then had to push the trailer at an angle to clear the garage. Whew! Needless to say, I wont be keeping the boat in the garage after each outing :sad:
Next, I got our home gym set back up. We do alot of crossfit, which consists of olympic lifts (squats, snatches, cleans, deadlifts, presses) and really requires only a squat stand, bar, weights, kettlebell, slam ball, jump rope, pull up bar. My wife asked for a squat rack for her birthday:eyecrazy:, so her brother fabricated the one in the photos.
holy cow man excellent work! that is some serious dedication and hours but def worth it in the end. I will def be looking into this flooring when I build my next shop. Congrats on the new house!
Awesome work man!
Grinding down the concrete is a total blast hah?
That garage floor is the cats pajamas!
My gf and I just got our first house also. It is going through a remodel, and j want to coat the garage floors. Coincidentally, we happen to live not too far from you, off auburn Folsom and maidu.
I'd like to check those out and get a few pointers. Looks like it turned out great.
What was the total cost if you don't mind for the floors?
Looks awesome, well done. Your wife is really cool and you are quite the negotiator to get her to do the garage first. I tried the Rustoleum one on my place too. What a disaster. It was good in the beginning but lifted very quickly even with acid wash and full prep. Now my garage floor looks like a giant case of athletes foot. I’m going to have to grind it off and re-do it or put tile down. We did come up with a cool home grown applicator for the flakes. A Folgers coffee can. One of the new plastic ones. I used a hole punch to make it into a big salt shaker for the flakes.
Wow! What a write up. Awesome job. I wish my garage looked as good as your before picture. Your after looks amazing.
Great job! I'm thinking you worked almost as hard on this post as you did on the whole project. Thanks for sharing.
That's the truth! I did this wrote up at the garage journal and copied it over so it wasn't that bad...
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