ᐅ Adding an Attached Garage Later – Should the Facing Bricks Be Left Exposed?
Created on: 31 Oct 2017 21:32
B
ballerburg13
Hello!
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!
ballerburg13 schrieb:
Unfortunately, even such details affect the wishful thinking, which we unfortunately cannot switch off. Professionals need to know how to implement solutions without clients having to explain every detail to them. Of course, they must comply with laws, including physical laws, but you don’t have to provide them with fully detailed feasibility proofs.
ballerburg13 schrieb:
But wouldn’t that also mean that the building contractor would have to handle the strip foundation and the slab foundation of the garage as well? The slab foundation should already be in place if they are doing the masonry. Who installs it is secondary.
ballerburg13 schrieb:
However, the connection of the masonry would then be more problematic. Especially making the whole thing watertight. It is necessary and possible to make it watertight even without connecting the masonry. The house and garage must be thermally separated anyway.
If I have understood correctly that the garage is supposed to have a wooden roof structure: it should then be relatively easy to leave the garage without its own wall facing the house (?)
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Knallkörper1 Nov 2017 17:21That's what I meant as well: no extra wall for the future garage. Either the beams rest on the rear wall of the house (a poor option for several reasons) or the facing bricks in that area are replaced with calcium silicate bricks or another type of masonry unit.
In our case, the facing bricks around the garage area were replaced with 17.5cm (7-inch) Poroton blocks, and the insulation in that area was reduced by about 6cm (2.5 inches). The reason behind this is that the facing bricks are theoretically not load-bearing. At the same time, you don’t want to have three layers of masonry—at least, I don’t.
In our case, the facing bricks around the garage area were replaced with 17.5cm (7-inch) Poroton blocks, and the insulation in that area was reduced by about 6cm (2.5 inches). The reason behind this is that the facing bricks are theoretically not load-bearing. At the same time, you don’t want to have three layers of masonry—at least, I don’t.
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