Building New House - Garage Features???

[Swanicyouth]

So, me and my girl have been looking to buy a house for a while - but can`t find anything we love. So, it looks like we are going to have a house built.

Basically, we decided we like ranchers. Initially (since everything costs $$$), it looked like I was only going to get a 2 car garage. But, turns out 3 car garage may be doable.

We are meeting with the builder to price this all out Sat. The builder is a quality builder who deals with primarily with custom homes built on one of their templates. The area we are looking to build is in a small new development (<40 homes .... ~ 5 up so far).

Anyway, never have done this before - I`m looking for any suggestions about the garage I may be able to customize.

The house we are thinking of going with is similar to the one below with a similar garage setup:



The builder already puts a drain in the center of the garage as standard. That`s good. Other than possible hose taps in the garage and a few outlets - I really can`t think of anything else detailing related I should ask for.

Anyone do this before??? Any suggestions?

[Accumulator]

Swanicyouth- This should be fun for you folks! At least...if you get along OK with the builder

I`d be (and I was at our house) all about stuff that can`t be easily changed/upgraded later. Besides the drain (that sounds like a "gray water" drain your builder uses, is that OK for you?) get the water/electricity needs done in a way you`ll like living with. You can do the lights/etc. later, but I`d want the wiring already overkilled- high-amp circuits and plenty of them. And sure, you want hot/cold water at the very least (I`d want a utility-tub sink too, again at the very least).

The plumbing for that utility sink *would* need to be done before they pour the concrete.

[Swanicyouth]

Thanks. Will be looking for that. They already have an included soft water set up & filter. Plus, the water isn`t too bad around here.

I dunno about the drain though. What is a "gray drain"?? Only thing going down it would be water and soap. Is there a limitation on that? There is no real washing restrictions around here.

The wash tub basin would be in the laundry room (separate from garage). Thought about asking for one in the garage - but thought it may take up too much space???

[Angus]

If you have the option I`d suggest paying attention to the garage`s placement more then anything else. My garage faces West and gets unbearably hot in the summer due to the amount of direct sunlight it receives during the day. The only time I can do any sort of correction is early morning before the sun gets a chance to heat things up. Stinks.

I do have a washtub in my garage and like how I can connect a hose and run warm water through it for cold weather pressure washer sessions. After the last 2 PA winters you just need to have indoor shut off valves and drain points added for extra security.

Congrats on the house. You staying in Royersford? Was up there on Saturday for a birthday party. Crazy how much that area has grown in the last 10 years.

[Accumulator]

If you have the option I`d suggest paying attention to the garage`s placement more then anything else. My garage faces West and gets unbearably hot in the summer due to the amount of direct sunlight it receives during the day..

Hey, that`s a great point!

I didn`t have any options in that regard, and my steel garage doors do get mighty warm.

[Stokdgs]

Hey, that`s a great point!

I didn`t have any options in that regard, and my steel garage doors do get mighty warm.

Perhaps look at the lots on the map and see what the compass orientations are and pick one that maybe splits north and south in the front, so there is less heat there, or something like that ?

The only other option for doors that get hot is to get Insulated Garage Doors.
They really work well and even make it quieter in the garage..
There is also a rubber insulator kit that comes with doors that goes up the sides where the track is located in back and the door edge in front and helps insulate heat and cold out better..

What is the size in sq feet of the entire garage area ?

I would want a sideways set back more than just the standard 16 foot opening on both sides of the garage so that you can install cabinets, etc., and they will be set back far enough from the opening so they dont interfere when you drive vehicles in and out, etc., open up the doors, etc..

Would install a 200amp panel for all the future use you may need, and all the garage in 20amp breakers, or larger if you are going to run a 220vac compressor, etc...

If you are going to put an extra refrigerator or freezer in the garage, you need to make electrical and room for that too...

Would next get all my 12awg wiring installed in the attic area above the garage and have the drywall for the ceiling cut out for the electrical outlets, or just the boxes if you are going to run all your lights in parallel, etc...

I would also Insulate the heck out of all the walls, to keep it quieter and make it close as possible to another room which means you want the ceiling drywalled, insulated between the joists, then cut one to install a nice pull down ladder..

Then, I would go up there and cover the insulated joists with plywood, and now I have just made a huge area for storage...
You could also wire this attic area for lights, etc., and see about insulating it further if its not already done, to keep cold and hot further away from your living areas...

Some garage attics can benefit from a thermostatically controlled fan that installs in one of the big eave vents and draws hot air out of there in the summer, etc..

I you are really interested in doing something really nice, how about getting Solar Panels installed and batteries, to get you off the Grid as much as possible and maybe you can even sell some electricity back to the Utility ???
They now sell panels with all kinds of deals where you just rent them and pay a small monthly fee or buy them, etc..

Wouldnt it be nice to run your A/C all summer long and not worry about how it is jacking up your bill ?

Out here in CA, a company called Solar City is killing it selling panels to homeowners... I might see about getting a job with them sometime...

Just read the posts about that dang Heatpump - biggest energy waster in world -
The Solar Panels would take care of that provided you have enough sun and a good orientation for them on the roof..

But still, cant believe you cannot have natural gas !!! Its still the best at heating next to a good insulated either gas fired Insert or Wood Stove burning some really good hard wood...

Another idea - if you have to deal with frequent power outages like I had to deal with in WA., you may want to get your electrical panel wired with a big breaker that cuts off the Grid Power and allows you to plug your big 66.6amp or larger generator into it and run your house during those outages, like nothing happened..
I did this all the time in the Pacific Northwest, and it was great.. We once had an outage because of all the dang trees falling down on power lines, that lasted 10 days and we never even noticed it..
SquareD makes a panel and breakers that do this.. I love their stuff...

Good luck with your awesome house project !
Dan F

[House of Wax]

We didn`t buy our house new, so I wasn`t around for the building part of it, but the one thing I wish our garage had is its own sub panel so I could add circuits as needed with out disrupting the main panel in our house. I added one breaker to what was already there for a compressor and our main panel is already full now. We have a whopping 2 outlets in our garage which is ridiculous.

So if I was building, I would make plans to have outlets all over the place, a sub panel for the garage, and have any speaker wiring or network cabling that may think you`ll want now or in the future ran. I plan on adding a small wash tub as well, so I`d put that on the list even though you have one in the laundry room. The less trips you have to make in the house the better

[4u2nvinmtl]

I`m not sure if you plan includes a central vacuum system but if they do I`d put one or two outlet`s in the garage (if not for detailing then at least to keep the garage clean when doing other projects). It might also be cheaper to build in the storage you need rather than add it after the fact (same for lighting).

[kbmag1]

Ceiling height consideration, either for future hoist or heat rises, so it will help in the summer. Multiple electrical outlets on each wall. Center drain. Utility tub with faucet. From the photo, windows on each side of the garage for ventilation. LED ceiling lights, pick the Kelvin rating you like (10,000K represents noon time sun). Dimension size the floor plan to where you want cabinets. This is making me miss my garage before moving to fla.

[XxBoostinxX]

Swanicyouth- This should be fun for you folks! At least...if you get along OK with the builder

I`d be (and I was at our house) all about stuff that can`t be easily changed/upgraded later. Besides the drain (that sounds like a "gray water" drain your builder uses, is that OK for you?) get the water/electricity needs done in a way you`ll like living with. You can do the lights/etc. later, but I`d want the wiring already overkilled- high-amp circuits and plenty of them. And sure, you want hot/cold water at the very least (I`d want a utility-tub sink too, again at the very least).

The plumbing for that utility sink *would* need to be done before they pour the concrete.

+1....

Utility sink
Drain
At least 3 sets of plugs per wall
1 or 2 240v plug
Ceiling plugs
Steel back insulated garage doors (trust me I sell them) - with high lift track (for the lift)
Liftmaster jackshaft opener
10` of ceiling - for a lift

If you have the option I`d suggest paying attention to the garage`s placement more then anything else. My garage faces West and gets unbearably hot in the summer due to the amount of direct sunlight it receives during the day. The only time I can do any sort of correction is early morning before the sun gets a chance to heat things up. Stinks.

I do have a washtub in my garage and like how I can connect a hose and run warm water through it for cold weather pressure washer sessions. After the last 2 PA winters you just need to have indoor shut off valves and drain points added for extra security.

Congrats on the house. You staying in Royersford? Was up there on Saturday for a birthday party. Crazy how much that area has grown in the last 10 years.

The placement of the garage usually doesn`t matter, 9/10 times a builder just isn`t going to insulate the garage walls. They don`t see any benefit and it cuts into their profit. My family owns a building supply store we sell and install Clopay garage doors and Liftmaster openers, Semco windows, Plygem windows, Tucker doors, Dyke doors, trim/moulding, Kwikset, etc. you get the point. I am willing to bet that 95% or our builders don`t insulate the walls to main level garages and probably only 50% put decent garage doors in them. And when I mean decent, I mean steel back insulated garage door, not a foam back insulated tin can.

Ceiling height consideration, either for future hoist or heat rises, so it will help in the summer. Multiple electrical outlets on each wall. Center drain. Utility tub with faucet. From the photo, windows on each side of the garage for ventilation. LED ceiling lights, pick the Kelvin rating you like (10,000K represents noon time sun). Dimension size the floor plan to where you want cabinets. This is making me miss my garage before moving to fla.

I honestly wouldn`t worry with windows in the garage or glass in your garage doors. The reason being is people are nosey and it gives them an easier way to break in. Plus windows would just take away from you insulation. I would just spray foam the garage since you will be working in it a lot.

How to break in to a garage door - https://www.youtube.com/watch?v=nDw8DOblGB8

I would stay away from 10,000k bulbs. That is the color of the sky, not the color of the sun. The blue color and would wash out the true color of paint and other objects. You want 5000k-4300k, which is true white. It shows the actually color of something.

[Migue]

Very happy for you,congratulations i bet you`re extremely excited and probably just focused on the Garage (forget the rest of the House right?haha) , i know i would be .

[LosGatosJim]

I just finished a full custom home and this is what I did for the garage.

Separate storage to keep the clutter out of the garage. I have many bicycles so this is key.
Non-slip porcelain tile flooring.
220 power and storage area for an air compressor.
Power for electric car charger.
Full LED lighting (I used Cree SL-40)
Water outlet next to storage for my DI water filters and pressure washer. (I`m not using this now due to drought restrictions)
Sink with hot water.
Operable windows.

Drains are not allowed in my location, that would be nice.

I should have put in an in-floor lift.

[RaskyR1]

I just finished a full custom home and this is what I did for the garage.

Separate storage to keep the clutter out of the garage. I have many bicycles so this is key.
Non-slip porcelain tile flooring.
220 power and storage area for an air compressor.
Power for electric car charger.
Full LED lighting (I used Cree SL-40)
Water outlet next to storage for my DI water filters and pressure washer. (I`m not using this now due to drought restrictions)
Sink with hot water.
Operable windows.

Drains are not allowed in my location, that would be nice.

I should have put in an in-floor lift.

+1 for having a separate utility/storage room.

I`m in the process of building a garage additional right now and these are features I`m incorporating, some right away, some may have to wait a bit.


-In-floor radiant Heat
-Separate room for 80 gal compressor, hydronic floor plumbing/boiler, washer/dryer, laundry sink, 1/2 bath, and storage
-In-floor lift (BendPak SP-7X)
-11` ceilings
-Separate panel in storage room
-Trench drain in front of door
-Hot/Cold Spigot with Deionized water crossover valve
-Wall mounted pressure washer
-Wall mount Master Blaster
-Mini split a/c unit
-2, maybe 3 220v/50amp charging points for electric cars
-Plenty of electrical outlets (still working on layout)
-Epoxy Floors
-Ample lighting, likely using custom T8 florescent fixtures to get to around 100 ft candles of lighting.
-Well insulated
-Pre-wired for TV, sound, and internet.
-TV mounted on back wall with cameras to help line cars up on lift
-Security system
-Multiple air connection points. Still working on where I want them. Looking at getting the Prevost piping & Fittings from Kevin Brown.


Here is what we have laid out now.

[Bill D]

Room/ ceiling height for a lift in the future and a space in a wall for an air conditioner. That`s what I did and I`m very glad I did. The AC makes it tolerable in the garage in the summer

[TroyScherer]

I have been looking at and making list of my own similar to this. So far here is what I have.


Floor drain under each parking spot. - I know is sounds silly but it really is nice once you have them. In the winter stuff drops off the car and then funnels directly under it instead of across the floor.


Extra Over head lighting. - I upgraded mine to (4)- 4` florescent high output lighting units and now at times wish I could have a little more. Makes it nice at night or in the winter when you are stuck inside. Even better if you have them on multiple switch banks to control the amount of light.


Ceiling fans - We did these in my dads garage and it is really nice in the summer


Extra depth in the garage - I have a work bench and other things and added depth to the garage would really come in handy at times as my truck takes up the entire depth if I park it inside with only 3-4" front and back to spare. So vehicle size matters.


A separate switch box separating the garage from the house. This way if you need to shut off the power to work on something in the future you can still have safe power running for tripod lights and tools.

Utility sink - I would like to have one beside my hot and cold water bib so I can wash up and never need to go into the house.