Convert Garage to Finished Space?

[64osby]

Hi, looking for advise on converting the garage to livable space.

House is a raised ranch lower level is half garage and half living area. Looking at enclosing the garage space to create more living area /storage /mud room. Space is 22'W x 26'6"D

I know I have a legal footing under the slab at the door, so a row of block, cap and wall w/ windows, posts to support the header. Is there something that is needed to seal the block / cement to prevent leaks????

My main concern is building up the floor. The other half has tile on cement and is get very cool in the winter. In this area the plan is to lay 2x4's on edge and place 3/4 ply down. This would enable insulation (2" foam board) and allow the slope to be leveled out (drops over 4" in 26').

In the past the floor has or will sweat at certain times. My concern is that moisture would get trapped under the floor and mold or smell. What is the best way to ensure a clean dry floor ????

Thoughts or plan
1) clean / strip / etch floor, what to use, winter and fumes in house ?????
2) seal floor / garage paint , should this be done ?????
3) one thought is to place a layer of 4 or 6 mil plastic, if this is a good idea, would it go under the foam board next to the cement or above the foam board under the plywood ???????

I have 16' wolmanized 2x4's and found a great deal on some 3/4 plywood, also have the foam board (white open cell), have windows, doors, tile and hardwood flooring.

Looking for advice for getting started on the cement prep and the subfloor layup. Any help is appreciated.

Have tools and reasonable carpenter skills, better rough than finish.

 

[Bob_VT]

Re: Convert Garage to Finished Space?

Great opportunity to place radiant heating ontop of the concrete floor and under the wood floor.

 

[64osby]

Re: Convert Garage to Finished Space?

Under floor heating is being considered, the debate is hot water loop or electric. Anyone installed either?

Bob, I have been to Rutland, worked on a theatre many moons ago. Two of my great Aunts used to live in South Dorset. Beautiful part of the country.

 

[kylejb2663]

Re: Convert Garage to Finished Space?

My friend and I just recently finished a basement. His basement was not necessarily wet but felt damp, cold and did sweat at times.

We used a product called DRIcore which you can get at home depot- Basically its a sub floor in 2x2 pieces and has little bumps on the concrete side so it allows the floor to sweat and dry without causing it to stay locked in and mold up. If you were to use foam board, the foam would get wet when it sweats and while it may not affect it right away, over time it will.

http://reviews.homedepot.ca/1998/931386/reviews.htm

http://www.dricore.com/en/homeowner.aspx

 

[foodfisher]

Re: Convert Garage to Finished Space?

Be sure to get permitted. I've had to revert two conversions (nice ones too) back to garages due to lack of building permits. They got californicated.

 

[Tim Frank]

Re: Convert Garage to Finished Space?

In the past the floor has or will sweat at certain times. My concern is that moisture would get trapped under the floor and mold or smell. What is the best way to ensure a clean dry floor ????

Is the slab on grade or above?
Important to determine if it is condensation, or coming through slab. Put down a 2'x2' square of 6mil poly, seal all 4 edges with duct tape. If moisture shows under poly....it is coming through the slab.....if it shows up on the top of poly, it is condensation.

Different problems that require different solutions.

 

[64osby]

Re: Convert Garage to Finished Space?

We used a product called DRIcore which you can get at home depot-

I've looked at that, looks nice a little pricey, Limited budget and trying to work with what I have. I was hoping to get the plastic under the foam to help prevent absorption over time. But that may create other problems. Maybe lay some strips down to allow a vented space under the plastic.

Be sure to get permitted. I've had to revert two conversions (nice ones too) back to garages due to lack of building permits. They got californicated.

Got the forms, just haven't submitted yet. Local gubment will get their dues. The township clerk lives next to me so no skirting the issue.

Is the slab on grade or above?
Important to determine if it is condensation, or coming through slab. Put down a 2'x2' square of 6mil poly, seal all 4 edges with duct tape. If moisture shows under poly....it is coming through the slab.....if it shows up on the top of poly, it is condensation.

Different problems that require different solutions.

Tim, Slab on grade. Pretty sure it was sealed at one point, but that was 20 years ago.

Great suggestion. I will give it a test. It is still a garage at this point and was hoping to build from the back wall out. Leaving the final enclosure (wall) till spring and warmer weather. It is not a heated space at this time. That might effect the test or end result also.

 

[no704]

Re: Convert Garage to Finished Space?

You don't want to use that treated lumber if it is going to be inside of the living area, it outgasses.

 

[Bamaman1]

Re: Convert Garage to Finished Space?

Your township should have a building inspector. Be proactive and ask him what's the best way to handle this job--since he'll have to sign off on the job anyway.

If you're getting moisture/sweating on the floor, that's okay. But just don't tackle the job if you really have a leaky foundation (walls.) I would suggest cleaning the floor, and at least bleaching it (with water and lawn sprayer.) You probably don't need to etch or paint the floor, however.

Then, go with the heaviest plastic sheeting you can before putting down your wood frame--taping the seams. Don't use pressure treated wood inside a residence.

Hopefully the floor will not sweat as in the past if you have forced air heating and cooling lowering the humidity in the room. I wouldn't suggest putting in electric under floor heat--expensive to operate on such a large space.

If possible, try to use 3/4" tongue and groove plywood--putting the tongue against the walls and laying it offset.

I'm glad you're up to the job. It's shouldn't be too bad a job after the garage door is sealed up. If you have any doubts about this job, the internet is a great place to look for building techniques and advice.