CLIENT ZONE

Alissa

Alyssa G  -  Garage in Tacoma

Build  detached 2 Car  Garage  + 1 Car garage  24' x 36' Building, H-10 feet ,  864sf, Pitched  Roof.  2 car garage door, 1 door garage door, 1 entry door,  1 sliding entry door, 2 windows on the side. 

Scope of work:

1. Demolition existing structures (optional)


  • Demolition existing garage/shed structures
  • Remove concrete, all materials and debris in a dumpster to haul
  • Leave site clean and ready for excavation

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Total: $8, 000 Optional , not included in the total price

Excavation, Foundation, Garage Slab


Excavation

  1. Excavate footing and slab level, Remove and haul approx 80 yards of dirt.
  2. Install downspouts at locations once foundation is poured
  3. Install Footing drains,  Backfill


Foundation

  • Formwork of new 16"x8" footings,
  • install and tie rebar and J hooks per plan spacing.
  • Formwork of 2'X8" stemwall, install and tie rebar per plan spacing and details.
  • Install Holdowns per plan
  • Pour Footings and walls, install anchor bolts per plan spacing
  • Strip Forms and clean site debris.


Garage Slab,

  • Install Gravel base and compact
  • Install 6mil vapor barrier
  • Install 6X6 wire mesh
  • Pour 4" of concret

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Total: $25,600 Labor and rough material included  

Framing, roof, sheathing


Wall Framing:  Wood frame construction : 2x6. Stud spacing can be 24" O.C. if trusses align with studs, but utility grade studs are limited to 16" O.C. and 8 feet in height.


Roof Framing :  Trusses: Pre-engineered trusses are delivered by client. Trusses should be installed per manufacturer directions


Roof Sheathing: Plywood is installed over the  trusses.1/2-inch plywood


Roof Covering: Asphalt Shingles

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Total: $19,300 Labor and rough material included ,  shingles are included. Wood Lumber , plywood and Trusses provided by client

Doors, Windows

  • 2 Garage Doors and openers
  • 1 Garage Door and openers
  • 2 Windows 48X48
  • 1 Sliding Door 72X82
  • 1 Entry door
  • 2 Interior Doors

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Total: $5,200 Labor and material are included. Garage doors, windows, interior door provided by client


Installing a Plywood Wall, Siding

  • Install Plywood for walls
  • Install Siding  (950 sf)  -  Hardie board siding , dark grey/black
  • Exterior Painting  in Black -  optional, not included in the price

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Total: $10,800 Labor and material are included. Plywood and Hardie Board provided by client



Gutters and downspouts

  • Gutters with downspouts will be installed on two sides of the roof , sloped to one side.

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Cost - $2900  Labor and rough material included - Black Aluminum Gutters

ELECTRICAL

Electrical Requirements :

A separate electrical panel (subpanel) is  required for a detached two-car garage . 

  • The National Electrical Code (NEC),  requires a subpanel in a detached building to provide the necessary circuits safely and legally. A multi-wire branch circuit can be considered a single branch circuit for this purpose.
  • A subpanel with a main breaker, Grounding electrode system installed
  • One 20-amp, 120-volt circuit: The NEC requires at least one 120-volt, 20-amp circuit with GFCI (Ground-Fault Circuit Interrupter) protection for receptacles in garages. This circuit must be dedicated and cannot have other outlets connected to it.
  • At least one receptacle per car bay: You'll need at least one receptacle outlet in each vehicle bay of the garage, and these must be GFCI protected.
  • Switched lighting outlet: At least one switched lighting outlet is required in the garage, and it should not be connected to the dedicated 20-amp circuit.
  • Arc-fault circuit interrupter (AFCI) protection:
  •  Garages in WA require protection by an AFCI device, typically a circuit breaker. AFCIs are generally not compatible with multi-wire branch circuits.
  •  EV charger installation:  will require a dedicated 240V circuit.



1. Lighting


  • 10 Recessed Ceiling Lights (LED, Dimmable)
  • On a single wall switch near the main entry door.
  • 4 Exterior Wall Lamps with Motion Sensors   Order Here
  • On the front corners or sides near the garage doors.


2. Outlets / Receptacles

Interior Outlets (GFCI):

  • Minimum 2 general-purpose outlets, one on each side wall — required by NEC.
  • +Add 4 more, one on the back wall and one near your workbench/tool area.
    (Total: 6 general-purpose interior GFCI outlets )

2 Garage Door Openers:

  • 1 ceiling outlet  centered above each garage door opener motor  (2 openers)

Heaters:

  • 1 dedicated 240V circuit with a receptacle or direct wire for 2-4 electric baseboard heaters.
  • Controlled by a wall-mounted thermostat.

Exterior Outlet:

  • 1 GFCI outlet on the outside wall for yard tools, car washing, Christmas lights, etc. Must be weatherproof. 18 inches off the floor

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Cost Electrical : $6,500   Labor and rough material included    

insulation and drywall

Insulation

Based on the Washington State Energy Code, whether you're required to insulate  garage   depends on whether the garage will be heated or not. 

Heated Garages: If you plan to heat your garage, it must be fully insulated according to the energy code requirements for conditioned spaces. This includes insulating the walls  as well as the ceiling and the perimeter of the slab. The minimum ceiling insulation R-value for heated garages in Climate Zones 0-4 (Sammamish) is R-19

Unheated Garages:  While not explicitly mandated by the code, it is generally recommended to insulate an unheated garage

Drywall:

 5/8" Type X drywall ( "XP" )   By Code, includes Table R302.6 which outlines the dwelling-garage fire separation requirements, confirming the need for 5/8-inch Type X drywall in ceilings under habitable rooms above the garage.  Place, Patch, Paint

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Cost:  - $7800 Labor and rough material included    

PROJECT PROJECT  COST:

Total  Construction Cost before Tax (Labor + Rough Material**):    $78,100

* Materials Provided by Client : 

  • Lumber for Wood frame construction, Trusses, Plywood for roof and walls, Siding (Hardie board siding , dark grey/black ) 
  • Doors and windows: garage doors, windows, entry door, interior doors.

  The construction site shall be cleared of all existing structures and foundations prior to the commencement of work.