Looking to convert my single-car garage into a finished living space.
Below is what I need done. Feel free to bid on the entire job or on certain pieces. Thanks!
THE GARAGE:
- About 19 x 11 ft, 9 ft ceiling (to joist)
- Cinder block walls, concrete slab, stucco outside
- West wall (11 ft): garage door
- East wall: interior wall / entry from house
- South wall (19 ft): centered window and a vent
- North wall (19 ft): plain
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WHAT I NEED DONE (in order)
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1. DEMO & GARAGE DOOR
- Pull the garage door opener
- Insulate the garage door, spray foam the edges airtight
2. WINDOW
- Swap existing window for a new fixed dual-pane
- Patch stucco outside to match
3. FRAMING
- New 2x4 walls on north, south, and west — 16" on center
- North and south walls: 2" off the block
- West wall: 3" off the garage door
- Rough opening for the window on south wall (A second interior window will be installed for more sound isolation)
- Double top plate, pressure-treated bottom plate
- Tapcons into the slab with rubber washers
- EPDM rubber tape under all bottom plates and on top of
all top plates before they get fastened
- Top plates stop 1/2" below the ceiling joists — don't
fasten them to the ceiling. Fill the gap with EPDM tape
and seal both sides
- North and south walls: L-brackets at the top plate every
4 ft with rubber pads between the bracket and joist
- West wall: no top bracing, drywall holds it
- East wall (house wall): no new framing
4. UTILITY CLOSET
- Frame a small closet around the tankless water heater
on the east wall, just right of the house entry
- 2x4 framing
- Solid core access door or panel for service
- Keep manufacturer clearances for ventilation and maintenance
5. ELECTRICAL — ROUGH-IN
- One new 20-amp circuit from the panel
- Wire for 5 outlets, 2 switches, 2 ceiling lights
- All wiring in the walls and ceiling before insulation
6. MINI SPLIT — ROUGH-IN
- Run the line set and drain through the wall
- Dedicated circuit for the outdoor unit
- Prep the indoor unit mount location
7. CEILING
- Hat channel system on the existing joists
8. INSULATION
- Rockwool batts in all 3 wall cavities
- Rockwool in the utility closet walls
- Rockwool in the ceiling between joists
9. DRYWALL
- Two layers of 5/8" on north, south, and west walls
- Two layers of 5/8" on the utility closet walls
- Two layers of 5/8" on the ceiling (onto hat channel)
- One layer of 5/8" on the east wall (over existing)
- Sealant on all edges, seams, and where drywall meets
the floor, ceiling, and corners
- Tape, mud, sand smooth
- Prime everything
10. ELECTRICAL — FINISH
- Mount all outlets, switches, and covers
- Hang the 2 ceiling lights
11. MINI SPLIT — FINISH
- Mount indoor unit, set outdoor unit on pad
- Connect, charge, and test
- I may supply the unit — let me know before you quote.
If I don't, include it in materials
12. TRIM
- Baseboard all the way around
- Window casing
13. PAINT
- 2 coats on walls and ceiling
- Paint the trim
- I'll pick colors
14. FLOORING
- Floating LVP
Please break down your quote by labor, materials (Only thing I might supply is the mini split unit.), permits (if needed) and timeline.