Looking to build a garage with a loft.....

I haven't been to GRM in a while...but I figured this would be the perfect place to ask.

My aunt and I are planning on building a garage. She daydreams of having a loft apartment above it for me to live in, and later as a guest house. Also including a Sauna in there some where.

I mean sounds good to me, but I'll settle for a garage of my own.

After we get the trees out and the slab poured, hopefully I'll be able to manage helping with the construction with my dad and some friends.

Im not sure I'd be comfortable building a living space over a garage for myself. Could be awesome though.

SO GRM my question is, what do I need to know to build my self a nice safe garage and possibly a living space above it? My dad built his parents house in florida and is still an excellent home inspector so I'm sure it'll be fine. But I like to do my own research.

~Alex

Check your local building code before plunking down money, some don't allow living quarters over a garage.

Fumes.....

Start here:

http://grassrootsmotorsports.com/forum/build-projects-and-project-cars/mazdeuce-fixes-the-garage/69569/page1/

Here's a source for garage plans with or without a loft.

http://www.archwaypress.com/garage-plans.html#%2Fgarage-plans%2Fshopby%2Floft-yes.html

Fumes aren't really an issue, because the bad stuff is almost all heavier than air. However, you'll probably need a 1-hour fire rated separation between the two. That's not overly difficult to achieve, but it does require attention. Also, check with the local building department to find the maximum size building you can build without an architect's or engineer's stamp.

If you've never built anything, grab a copy of Rob Thallon's Graphic Guide To Frame Construction and read through it. It's an excellent primer on residential construction.

Duke wrote: Fumes aren't really an issue, because the bad stuff is almost all heavier than air. However, you'll probably need a 1-hour fire rated separation between the two. That's not overly difficult to achieve, but it does require attention. Also, check with the local building department to find the maximum size building you can build without an architect's or engineer's stamp.

This.

Something I'd do as well it build it with the stairwell/entrance completely outside the garage space so automotive odors don't creap in.

My uncle lived in a garage apartment for several years in Miami, it was two bedrooms, spacious and quite comfortable.

Thanks for the help guys! Im starting to check into local codes, and thanks oldsaw for the link. It helps a lot seeing some pre-existing plans. And external door and stairs is definitely in the plans. Im not sure if we'll include and inside entrance, depends on code and the pros and cons etc etc. Im thinking probably not.

Funny thing is its my aunts property. Basically it'll be my garage for the most part and the other part will be projects she buys and I fix so we can flip it. Or buy auction cars and fix them for the family to daily drive. I'll end up living in the apartment for the for see able future. Which would make going back to college an attractive option (being that Im 26 and just barely started last year). After I'm gone she'll use part it of as a studio instead of being in the main house.

She even looked at a 10 stall layout with a balcony. We definitely don't have room for that, but theres a good amount to play with. Probably something like 30-40ftx25-50ft to play with, including outside parking and a balcony. I bet we'll wind up with a 35x25 building or roughly that size.

One thing those plans don't account for is a lift or two in the garage. That is of course, a problem. Easily fixed.

The reality of these pie in the sky dreams though is gotta remove trees and redo the main water/sewage lines that feed the house, then a concrete pad can follow. In the mean time I'll be checking codes and regulations to make sure its a feasible project...

I appreciate the help so far guys!