Garage Salvage and Restoration

Completion Year: 2016

Project Overview

This project involved salvaging a dilapidated garage on a heritage property. The structure had significant deterioration, including a leaking roof, failing siding, and inadequate foundations. The goal was to transform the garage into a functional space for parking, trailer storage, and workshop use, while preparing it for a potential future studio suite conversion in the future.

Key Objectives

Repair the roof and siding to prevent further water damage.
Address structural issues, including foundation walls and framing, to ensure long-term stability.
Improve functionality with a new driveway apron and entry points for vehicles and pedestrians.
Maintain the building’s alignment with the heritage aesthetics of the house and neighborhood.
Plan for future adaptability to a garden suite conversion.

Scope of Work

Structural Repairs: Replaced roof, repaired extensive rot, and sistered compromised framing.
Foundation Work: Installed new concrete foundation walls on two sides and resolved challenging tie-ins with existing foundations.
Accessibility Improvements: Added a new garage door, entry ramp, and man door.
Aesthetic Enhancements: Installed new siding in keeping with the heritage character of the property.
Drainage and Grading: Corrected driveway grade to improve water runoff, integrating perimeter drainage into existing system.
Concrete Work: Poured a new driveway apron and entryway pad.
Electrical Upgrades: Rewired the building for workshop use.
Collaboration with Trades: Partnered with roofers, carpenters, and concrete finishers to complete specialized tasks.

Challenges and Solutions

Structural Rot: Significant rot required extensive repairs, including sistering and replacing damaged sections of the roof.
Foundation Issues: The lack of proper foundations necessitated new concrete walls with complex tie-ins with epoxy rebar to stabilize the structure.
Driveway Grade: The existing driveway had an inadequate slope for drainage. The new driveway section was regraded with proper runoff, and a temporary transition was added to connect to the old section, allowing for future updates.
Aesthetic Integration: Ensured all updates, from siding to concrete work, aligned with the heritage appearance of the home and neighborhood.

Results

Functionality: The garage now serves as a secure and functional space for vehicle and trailer storage, as well as a workshop.
Stability: Structural and foundational repairs significantly extended the building’s lifespan.
Heritage Preservation: The design maintains the character of the property, blending in with the house and surrounding neighborhood.

Lessons Learned

While the project achieved its objectives, it highlighted the challenges of salvaging heavily deteriorated structures. In retrospect, a teardown and rebuild would have yielded a better long-term result, potentially allowing for a more valuable garden suite addition. Despite this, the project provided valuable insights into planning, cost-benefit analysis, and long-term property value considerations.