CLIENT ZONE

Alyssa Gildea

Alyssa Gildea - Garage  in Takoma

Client:  Alyssa Gildea

Email: 

Address: 4802 N 29th St, Takoma, WA, 98407

Phone: 773-573-8541

Build  detached 2 Car Garage with office and simulator.   532 ft² Garage, 141 ft² Office, 192 ft² Simulator.  Total Structure Area 865 ft². Pitched Roof,  H=19'

Design according to Washington State & Sammamish codes in effect, including (as of Jan 1, 2025):


  • 2021 IRC/IBC (Residential and Building Codes)
  • State Mechanical, Plumbing, Fire, Energy codes
  • 2024 Sammamish Electrical Code
  • If utilities (electrical, plumbing) are planned, separate electrical and/or plumbing permits.  

Scope of work:

Site Preparation and Formwork Installation:



Site Preparation: Clearing, leveling, and compacting the soil to create a stable base.  Grade and level the site to ensure a stable foundation and proper drainage away from the garage.

  1. Formwork Installation: Setting up forms to define the slab's shape and dimensions. 
  2. Utility Installation: Electrical lines are installed within the formwork. 
  3. Reinforcement: Rebar or wire mesh is placed to strengthen the concrete. 
  4. Concrete Pouring: The concrete is poured, leveled, and finished. 


FOUNDATION  23X24  (552 sf)

Monolithic slab

 4" CONCRETE SLAB OVER COMPACTED FILL. SLAB SHALL SLOPE DOWN

A MIN. 2" TO DOOR.  We will use Monolithic slab, - footings and the slab are poured as one continuous piece. The thickened edges of the slab act as integral footings, providing support for the structure's weight.

  • Thickness: 4 inches thick, with the thickened edges (footings) ranging from 12 inches
  • Gravel Bed: The concrete slab  rests on a bed of compacted gravel, which aids in drainage and prevents moisture buildup. 
  • Reinforcement: Rebar or wire mesh is embedded within the concrete to add strength and minimize cracking. 

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Cost for Foundation, Excavation and Site Preparation -  $14,200


Drain for gutters

  • A French drain can be installed  particularly on the side where the roof slope directs water towards the structure. Trench depth and width: Typically, a  trench is 9 to 12 inches wide and 18  inches deep.
  • Slope: The trench should be sloped at a minimum of 1% (meaning a 1-foot drop for every 100 feet of length)  The system involves a perforated pipe laid on a bed of gravel, enveloped by landscape fabric to prevent clogging from soil and sediment.

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Cost - $3,700

FRAMING

Outer Wall Framing:  Wood frame construction : 2x6. Stud spacing can be 24" O.C. Construct the wall frames, including studs, plates, and headers for the garage door and  windows.


Inside wall framing :


Roof Framing :  Frame the pitched roof, using trusses for efficiency.

Roof Slope 3/12  (0.25 or  1/4:12 pitch).  Trusses: Pre-engineered trusses are delivered and installed. Trusses should be installed per manufacturer directions, spaced up to 24" O.C., and supported laterally.


Roof Sheathing: Install the roof decking (e.g., minimum 5/8" thick) and underlayment (e.g., 30-pound felt, ice and water shield).

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


Roof Covering:  Install shingles with the specified warranty , ridge vents, and appropriate flashing.

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Cost: $15,960  wall framing  $2,660, Trusses (13) - $4,500,  Sheathing  ($1100), Covering ( Metal  - $7700) 


  • Install exterior siding,  vinyl siding.
  • Install windows and exterior doors.
  • Paint or apply other finishes to the exterior walls and trim.


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Cost:  - $3,100

Garage Doors  Installation:

  • Frame the garage door opening according to the door's dimensions and clearance requirements.
  • Install the garage door, tracks, and operating mechanism (manual or automatic).

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Cost:  - $3,100

ELECTRICAL

  • un electrical wiring for outlets and lighting fixtures, following code requirements.
  • Install the desired garage lighting, considering ambient and task lighting needs

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.

1. Lighting


  • 4 Recessed Ceiling Lights (LED, Dimmable)
  • On a single wall switch near the main entry door.
  • We can add   a 3-way switch at the second door so you can turn lights on/off from both entrances.
  • 2 Exterior Wall Lamps with Motion Sensors   Order Here
  • On the front corners or sides near the garage doors.
  • Optional override switch inside the garage if you want to disable the sensor.


2. Outlets / Receptacles

Interior Outlets (GFCI):

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

Garage Door Opener:

  • 1 ceiling outlet  centered above each garage door opener motor.

EV Charger:

  • 1 dedicated 240V receptacle near where your EV will park.
  • Example: NEMA 14-50 for a Level 2 charger.
  • This gets its own breaker, sized for your charger’s amps.

Heaters:

  • 1 dedicated 240V circuit with a receptacle or direct wire for 1-2 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

Other Devices

  • Smoke/CO Combo Detector

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Cost Electrical : $9200     General wiring: Cost to wire a garage  $5,200, Subpanel installation: Installing a subpanel  -  $1,500  EV charger installation including the charger, 240V outlet, and wiring -  $2,500.

Rough Visual Layout

Front Wall (Garage Doors):

  • Garage door openers (ceiling outlets), Exterior lights (front corners), EV charger receptacle

Side Walls:

  • 1–2 general-purpose outlets each. Light switches by doors

Back Wall:

  • 1–2 outlets near workbench or tool area, Baseboard heaters along lower wall with thermostat

Exterior Wall:

  • 1 GFCI outlet


Insulation and Drywall

 Insulation and Drywall (Optional/As required): 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


5/8" Type X drywall ( "XP" )   Sammamish 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: $8,200

Final Finishes:


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Cost: Material + Installation - $6500


Landscaping and Drainage:

  • Install gutters and downspouts to direct rainwater away from the garage.
  • Consider implementing additional drainage solutions like French drains or dry wells if necessary.
  • Address landscaping around the garage as desired.


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Cost:  2,400

Inspections and Approvals

  • Schedule and pass all required inspections throughout the construction process.
  • Obtain final approval and certificate of occupancy from the local building department. 


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Cost:  10,500

FLOOR EPOXY COATING 

Area; 520 sf

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Cost:  4,200

PROJECT Construction COST:

Total  Construction Cost before Tax (Labour + Material):   $77,960

PROJECT total  COST:

Total  Construction Cost before Tax (Labour + Material)+ Other Cost:   $87,060