ᐅ Adding an Attached Garage Later – Should the Facing Bricks Be Left Exposed?
Created on: 31 Oct 2017 21:32
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ballerburg13B
ballerburg1331 Oct 2017 21:32Hello!
We are currently in the planning phase and experimenting with floor plans. However, a question has come up that already involves masonry and insulation.
We want to have our house built by a general contractor. They are also supposed to plan the double garage and include it in the building permit / planning permission application, but not carry out the construction themselves.
We plan to build the double garage mainly by ourselves as we have good experience with that and want to save a lot of money.
The double garage will be constructed from aerated concrete blocks and either clad with brickwork or finished with exterior render, depending on the house’s exterior.
This would not be an issue if the garage were detached. However, the wish is to attach the garage to the house if possible and have a connecting door.
Due to work and time constraints, we could only start building the garage ourselves after the house is fully completed and occupied.
This would mean that several meters of exterior wall would have to remain unclad for a few months.
We have the following questions regarding this matter:
1. We have not inquired yet and are asking here in advance: Would a general contractor agree to hand over a “turnkey” house with a “gap” in the cladding?
2. Is this technically feasible? Keyword: susceptibility to moisture
- Could the “gap” be protected/sealed with a special tarp or similar until the garage is finished?
The missing insulation at this spot would, of course, impact heating costs. Apart from the costs, would there be other risks such as moisture buildup in the masonry or mold issues?
Sorry for the detailed explanation. Maybe this is not feasible at all, and building a garage ourselves would only be possible as a detached structure.
Thank you!
We are currently in the planning phase and experimenting with floor plans. However, a question has come up that already involves masonry and insulation.
We want to have our house built by a general contractor. They are also supposed to plan the double garage and include it in the building permit / planning permission application, but not carry out the construction themselves.
We plan to build the double garage mainly by ourselves as we have good experience with that and want to save a lot of money.
The double garage will be constructed from aerated concrete blocks and either clad with brickwork or finished with exterior render, depending on the house’s exterior.
This would not be an issue if the garage were detached. However, the wish is to attach the garage to the house if possible and have a connecting door.
Due to work and time constraints, we could only start building the garage ourselves after the house is fully completed and occupied.
This would mean that several meters of exterior wall would have to remain unclad for a few months.
We have the following questions regarding this matter:
1. We have not inquired yet and are asking here in advance: Would a general contractor agree to hand over a “turnkey” house with a “gap” in the cladding?
2. Is this technically feasible? Keyword: susceptibility to moisture
- Could the “gap” be protected/sealed with a special tarp or similar until the garage is finished?
The missing insulation at this spot would, of course, impact heating costs. Apart from the costs, would there be other risks such as moisture buildup in the masonry or mold issues?
Sorry for the detailed explanation. Maybe this is not feasible at all, and building a garage ourselves would only be possible as a detached structure.
Thank you!
Idea: The unbricked wall should be sealed twice using a waterproof slurry. Advantage: That would initially close it off. Disadvantage: In the garage, you would then have an unplastered wall with waterproof slurry. Plaster does not adhere well to this surface. But since it’s a garage, it might be acceptable.
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ballerburg1331 Oct 2017 22:03Thanks for the idea! I hadn’t heard of waterproof slurry before. I looked it up quickly, and it seems quite promising.
How “nice” the interior wall in the garage looks afterwards is actually of secondary importance to me. I could still accept a garage with an unplastered interior. I just want the walls to be light in some way, even if it’s only a white primer.
Am I correct in assuming that this waterproof slurry does not allow moisture to penetrate into the masonry? If so, wouldn’t that be problematic for the drying process of the new building?
How “nice” the interior wall in the garage looks afterwards is actually of secondary importance to me. I could still accept a garage with an unplastered interior. I just want the walls to be light in some way, even if it’s only a white primer.
Am I correct in assuming that this waterproof slurry does not allow moisture to penetrate into the masonry? If so, wouldn’t that be problematic for the drying process of the new building?
K
Knallkörper31 Oct 2017 22:54Why don’t you continue the facing brickwork all the way through? It’s not a problem if you look at facing masonry later inside the garage. If it is, you can plaster it afterwards.
For the garage roof, you need joist hangers or similar on the back wall of the house, or you can have suitable reinforced concrete supports installed within the facing layer.
The last and perhaps simplest option: In the area where the garage will be, use structural blocks such as Poroton, sand-lime bricks, or aerated concrete (Ytong) instead of facing bricks to build a load-bearing wall. This area will be plastered. The facing bricks continue seamlessly above it.
For the garage roof, you need joist hangers or similar on the back wall of the house, or you can have suitable reinforced concrete supports installed within the facing layer.
The last and perhaps simplest option: In the area where the garage will be, use structural blocks such as Poroton, sand-lime bricks, or aerated concrete (Ytong) instead of facing bricks to build a load-bearing wall. This area will be plastered. The facing bricks continue seamlessly above it.
ballerburg13 schrieb:
We are currently in the planning phase and are experimenting with floor plans. However, a question has now come up that already involves masons and insulation. My suggestion number 1 would be: focus only on things related to your own preferences and don’t worry the professionals about execution details.
ballerburg13 schrieb:
We want to have our house built by a builder. They should also design a double garage and include it in the building permit / planning permission application but not carry out the construction themselves. My suggestion number 2: have the builder simply build up the one garage wall that is attached to the house. Then you take over at a much more suitable DIY transition point.
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ballerburg131 Nov 2017 12:10Thanks for your additional tips.
@Knallkörper
You’re right. A continuous cladding would of course not be a problem (apart from the slightly higher cost). However, connecting the masonry would then be more complicated. Especially making the whole thing watertight. The joist hangers are definitely a good idea.
@11ant
Thanks for the advice. Unfortunately, even details like these influence the wishful ideas, which we unfortunately can’t just switch off.
Regarding your second suggestion: At first, that sounds like THE solution. But wouldn’t that also mean that the builder would have to handle the strip footing and the garage’s slab? That would significantly reduce the possible savings from doing it ourselves, which we would really like to do.
@Knallkörper
You’re right. A continuous cladding would of course not be a problem (apart from the slightly higher cost). However, connecting the masonry would then be more complicated. Especially making the whole thing watertight. The joist hangers are definitely a good idea.
@11ant
Thanks for the advice. Unfortunately, even details like these influence the wishful ideas, which we unfortunately can’t just switch off.
Regarding your second suggestion: At first, that sounds like THE solution. But wouldn’t that also mean that the builder would have to handle the strip footing and the garage’s slab? That would significantly reduce the possible savings from doing it ourselves, which we would really like to do.
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