CLIENT ZONE

Alyssa G  -  Garage in Tacoma

Build  detached 2 Car  Garage  + 1 Car garage  24' x 36' Garage, 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:

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 project cost below

Excavation, Foundation, Garage Slab

Excavation

  • Digging: Excavate the area to the depth required for your foundation. For a thickened edge slab
  • Soil removal: Remove the excavated soil, including any topsoil, roots, or debris. A skid steer with a bucket is efficient for larger jobs.
  • Compaction: Compact the soil at the bottom of the excavated area to ensure a stable base. 

Foundation

  • Monolithic slab :  Monolithic slabs are “slab on grade” foundations that are poured in one (mono – single) application.  Lay a layer of gravel or crushed stone over the excavated area. Reinforce the footing and slab, helping to prevent cracking. For  electrical or other utility lines, lay the conduit and vapor barrier. Smooth the concrete surface and create control joints to manage cracking as the concrete cures.

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Total: $25600


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 . Plywood provided by Client


Roof Covering: Asphalt Shingles, Included in the quote

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Total: $19,300  for Labor . Shingles are included. Client Provides: Wood Lumber for framing, Plywood For roof and Trusses.

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: $6,200 Labor . 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 for Labor. 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 - Regular 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.



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 4 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: 8 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. Finished Material , like wall lamps, baseboards provided by Client.     

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


Drywall:

 5/8" Type X drywall ( "XP" )   By Code, includes Table R302.6 which out lines the dwelling-garage fire separation requirements, confirming the need for 5/8-inch Type X drywall in ceilings under habitable rooms above the garage.  Hang/Place drywall -  walls ceiling.   Mad, taping, finishing , painting is not included.

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Cost:  - $7800  Labor and rough material included . Insulation & Drywall    is included. Mud, taping, finishing, painting is not included.

PROJECT  COST:

Total  Construction Cost before Tax (Labor + Rough Material**):    $79,100

* 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.