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Two Garage Doors Into One? chas 10-26-2007
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Posted by chas on October 26, 2007, 9:18 pm
Looked at a for sale home that has been on the market for a long while. After
gaining access I can see why. One reason is the two separate garage doors in
the attached double garage. The steps inside the garage leading into the house
had to be rebuilt per local building code. The result is that the steps extend
so far into the second bay as to render it useless for a second vehicle.

One solution is to turn the two garage doors into a single by keeping the far
edge of the framed opening furthest from the entry door and create an
unobstructed opening to install a double door. This would involve removal of
both doors; removal of the center section; temporary bracing; removal of the two
beams and replacement with a single (and probably deeper)beam; etc. etc. etc.
NOTE: There is a bonus room above the garage.

Question 1: How difficult is this type of renovation?

Question 2: Is this a common project?

Question 3: How expensive would it be to hire a good contractor to perform this
work?

thanks in advance for any and all responses.........

Posted by marson on October 27, 2007, 7:44 am
On Oct 26, 8:18 pm, chas <troutfisher704[at]yahoo[dot]com> wrote:
> Looked at a for sale home that has been on the market for a long while. After
gaining access I can see why. One reason is the two separate garage doors in
the attached double garage. The steps inside the garage leading into the house
had to be rebuilt per local building code. The result is that the steps extend
so far into the second bay as to render it useless for a second vehicle.
>
> One solution is to turn the two garage doors into a single by keeping the far
edge of the framed opening furthest from the entry door and create an
unobstructed opening to install a double door. This would involve removal of
both doors; removal of the center section; temporary bracing; removal of the two
beams and replacement with a single (and probably deeper)beam; etc. etc. etc.
NOTE: There is a bonus room above the garage.
>
> Question 1: How difficult is this type of renovation?

It's not easy even in the best of circumstances, though a good
carpenter can handle it. What kind of siding is on the building...I
assume you will have to patch in a section. how hard will it be to
get new matching siding? Is the garage sheetrocked? Also depends on
how it is framed, what kind of sheathing there is, etc. Will you need
a deeper header? If so, is there room for one? The garage doors and
associated hardware will have to be removed and a new one installed.
What about the foundation? Is this just a simple slab? Usually the
slab is beveled by the doors so cars can easily drive in. You'll have
to either live with a funky spot or hire a concrete cutting company to
fix it. Is there wiring that will have to be moved? How fussy are
you...are you lookin to just getter done, or is this the queen's
jewelry box? These all influence the cost of the job.
>
> Question 2: Is this a common project?

No. I've moved windows, removed and patched doors, never made two
garage doors into one. It's not rocket science though.
>
> Question 3: How expensive would it be to hire a good contractor to perform
this work?

No way of knowing without looking at it and knowing what contractors
are charging in your area. If it were me, I'd find a contractor I
trust and pay him by the hour. On a job like this with a lot of
unknowns, there is no fair way to bid it. Most guys would bid it good
and high to cover their tails. You just don't know--two guys might be
able to do it in a day or two, or it might be most of a week.


>
> thanks in advance for any and all responses.........



Posted by PeterD on October 27, 2007, 9:00 am
wrote:

>On Oct 26, 8:18 pm, chas <troutfisher704[at]yahoo[dot]com> wrote:
>> Looked at a for sale home that has been on the market for a long while.
After gaining access I can see why. One reason is the two separate garage doors
in the attached double garage. The steps inside the garage leading into the
house had to be rebuilt per local building code. The result is that the steps
extend so far into the second bay as to render it useless for a second vehicle.
>>
>> One solution is to turn the two garage doors into a single by keeping the far
edge of the framed opening furthest from the entry door and create an
unobstructed opening to install a double door. This would involve removal of
both doors; removal of the center section; temporary bracing; removal of the two
beams and replacement with a single (and probably deeper)beam; etc. etc. etc.
NOTE: There is a bonus room above the garage.
>>
>> Question 1: How difficult is this type of renovation?
>
>It's not easy even in the best of circumstances, though a good
>carpenter can handle it. What kind of siding is on the building...I
>assume you will have to patch in a section. how hard will it be to
>get new matching siding? Is the garage sheetrocked?


If it is attached, it must be sheetrocked, or otherwise fireproofed.
Even if this wasn't the case for the original construction, you can be
sure that this type of modifcation would entail bringing the entire
garage up to code.

>Also depends on
>how it is framed, what kind of sheathing there is, etc. Will you need
>a deeper header? If so, is there room for one? The garage doors and
>associated hardware will have to be removed and a new one installed.
>What about the foundation? Is this just a simple slab? Usually the
>slab is beveled by the doors so cars can easily drive in. You'll have
>to either live with a funky spot or hire a concrete cutting company to
>fix it. Is there wiring that will have to be moved? How fussy are
>you...are you lookin to just getter done, or is this the queen's
>jewelry box? These all influence the cost of the job.
>>
>> Question 2: Is this a common project?
>
>No. I've moved windows, removed and patched doors, never made two
>garage doors into one. It's not rocket science though.
>>
>> Question 3: How expensive would it be to hire a good contractor to perform
this work?
>
>No way of knowing without looking at it and knowing what contractors
>are charging in your area. If it were me, I'd find a contractor I
>trust and pay him by the hour. On a job like this with a lot of
>unknowns, there is no fair way to bid it. Most guys would bid it good
>and high to cover their tails. You just don't know--two guys might be
>able to do it in a day or two, or it might be most of a week.
>
>
>>
>> thanks in advance for any and all responses.........
>

Posted by PeterD on October 27, 2007, 8:57 am
On Fri, 26 Oct 2007 21:18:30 -0400, chas
<troutfisher704[at]yahoo[dot]com> wrote:

>Looked at a for sale home that has been on the market for a long while. After
gaining access I can see why. One reason is the two separate garage doors in
the attached double garage. The steps inside the garage leading into the house
had to be rebuilt per local building code. The result is that the steps extend
so far into the second bay as to render it useless for a second vehicle.
>
>One solution is to turn the two garage doors into a single by keeping the far
edge of the framed opening furthest from the entry door and create an
unobstructed opening to install a double door. This would involve removal of
both doors; removal of the center section; temporary bracing; removal of the two
beams and replacement with a single (and probably deeper)beam; etc. etc. etc.
NOTE: There is a bonus room above the garage.
>
>Question 1: How difficult is this type of renovation?

Moderately difficult. Depends on many factors which we don't know...
(such as load bearing wall or not, what is above the garage, type of
construction, etc.)

>
>Question 2: Is this a common project?

Common? Hard to say, but not unheard of, that is to expand a door
opening. (The fact that some of the expansion room is the second door
is immaterial...)

>
>Question 3: How expensive would it be to hire a good contractor to perform
this work?

Depends on where you are, what 'good' contractors charge, and your
definition of 'good contractor'... <g> Won't be cheap, but probably
feasible.

>
>thanks in advance for any and all responses.........

Posted by Steve Barker on October 27, 2007, 10:11 am
what the hell's wrong with two doors? Why flop 18' of door open in the
winter when 9' will do?

s


"chas" <troutfisher704[at]yahoo[dot]com> wrote in message
> Looked at a for sale home that has been on the market for a long while.
> After gaining access I can see why. One reason is the two separate garage
> doors in the attached double garage. The steps inside the garage leading
> into the house had to be rebuilt per local building code. The result is
> that the steps extend so far into the second bay as to render it useless
> for a second vehicle.
> One solution is to turn the two garage doors into a single by keeping the
> far edge of the framed opening furthest from the entry door and create an
> unobstructed opening to install a double door. This would involve removal
> of both doors; removal of the center section; temporary bracing; removal
> of the two beams and replacement with a single (and probably deeper)beam;
> etc. etc. etc. NOTE: There is a bonus room above the garage.
> Question 1: How difficult is this type of renovation?
> Question 2: Is this a common project?
>
> Question 3: How expensive would it be to hire a good contractor to
> perform this work?
>
> thanks in advance for any and all responses.........



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