CLIENT ZONE
Steven Heim - Seattle
- GARAGE TO BEDROOM CONVERSION (10’ x 18’)
- Converting stairs to guest bathroom conversion
- Adding patio (deck) with a t 5′ height landing and stairs with railings.
PROJECT 1: SCOPE OF WORK — GARAGE TO BEDROOM CONVERSION (10’ x 18’)
1. Preparation & Demolition
- Remove existing garage doors and frame (recommended)
- Remove any existing finishes, debris, or old insulation.
- Verify structure (framing, foundation, ceiling joists) for conversion compliance.
- Clean and prep concrete floor for underlayment installation.
2. Framing & Structural Work
- Frame and build new exterior wall in place of the garage doors (including bottom plates, studs, sheathing, weather barrier, and siding to match existing exterior).
- Enlarge two existing windows (framing modifications as needed).
- Frame new rough opening for 36” door between living room and converted bedroom.
- Install new interior wall framing and headers where required.
- Construct and install steps with handrail to access the bedroom from living room (5' height difference). For a 5-foot (60-inch) height, need approximately 8 or 9 stairs, assuming a standard riser height of about 7 inches.
- Remove the existing door and frame to future quest bathroom and close it with wall.
- NOTES: Closet addition to make the room a legal bedroom (if not already planned).
3. Insulation & Drywall
- Insulate exterior walls (R-21 typical) and ceiling (R-38 typical).
- Install vapor barrier as required by code.
- Hang, tape, and finish drywall on walls and ceiling.
- Texture and prime walls/ceiling.
4. Electrical
- Run new electrical circuits as needed.
- Install 4 ceiling lights (recessed or flush-mount).
- Install 2 wall sconces.
- Add standard outlets per code (usually every 6 feet).
- Add light switches, smoke detector, and carbon monoxide detector as required.
- Upgrade/extend electrical panel if necessary.
5. Heating
- Install baseboard heater(s) sized appropriately for the room.
- Run new circuit for baseboard heater and install thermostat.
6. Flooring
- Install subfloor or leveling underlayment over concrete.
- Install vapor barrier.
- Install LVP flooring with baseboards/trim.
7. Windows & Door
- Install new larger windows with proper framing, insulation, and exterior finishing.
- Bedroom windows must meet egress size requirements per building code.
- Install new interior door between living room and bedroom with proper trim and finish.
8. Finishing & Paint
- Install trim, casing, and baseboards.
- Patch, sand, and paint all walls, ceiling, and trims.
- Final cleanup of job site.
Notes / Additional
- Permits: Most jurisdictions require building permits for garage conversions (structural + electrical + heating).
- Inspections: Rough framing, insulation, electrical, and final inspection will be required.
- Foundation: If the garage floor is not level or insulated, may need additional floor framing or insulation.
- Egress: Bedroom windows must meet egress size requirements per building code.
PROJECT 1: ESTIMATED COST (Rough Material + Labor) mid-range finishes: $26,000 (before tax)
- Framing & structural (wall, door, steps) $4,000
- Insulation & drywall $5,000
- Electrical (lighting, outlets, baseboard heater) $4,500
- Flooring (LVP, subfloor, trim) $3,500
- Windows (enlargement + install) $4,000
- Painting, finishing, trims $2,500
- Stairs and railing $2,500
Estimated Cost $26,000 (before tax)
(Note: Architectural Plan, Permits & inspections are note included
Costs can vary based on your local labor rates, window size upgrade, insulation requirements, and finishes chosen.)
PROJECT 2: SCOPE OF WORK — STAIRS TO GUEST BATHROOM CONVERSION (3.75’ x 13’)
1. Demolition & Preparation
- Remove existing stair framing or risers in the conversion area as needed.
- Demolish 2 walls to prepare it for the framing.
- Clear the space of all obstructions to create an open area for new framing.
- Inspect existing framing and crawl space to verify support and accessibility for plumbing and drainage.
2. Framing & Structural Work
- Build support framing to level and raise the floor to match the upper landing level.
- Construct new right wall with small window , front wall (garage side) on top and left wall to enclose the bathroom.
- Frame and install rough opening for the bathroom access door on upper landing.
- Add proper blocking and headers where required.
- Add insulation and vapor barrier to new framed walls for exterior wall.
3. Subfloor & Floor Finish
- Install subfloor over new support framing (plywood or Advantech).
- Install cement board or tile backer board as needed for wet area.
- Waterproof floor.
- Install tile flooring with grout and sealant.
4. Plumbing
- Rough-in drain lines for toilet and vanity sink through 5’ crawl space.
- Drain distance: approx. 16 ft to existing toilet line.
- Water supply lines: approx. 13 ft to existing vanity line.
- Install toilet flange and P-trap/venting per code.
- Connect cold and hot water supply lines.
- Install shut-off valves and cleanouts as required.
- Set and connect toilet.
- Install vanity with faucet and drain.
5. Electrical
- Add new lighting circuit for vanity light and/or overhead lighting.
- Install GFCI outlet.
- Install switch at entry door.
- Run wiring per code through wall framing.
6. Window & Door
- Install small top window (for ventilation and light).
- Install bathroom door (standard swing door).
- Trim out door and window.
7. Drywall & Finishing
- Hang, tape, and finish drywall on new walls and ceiling (on the side of living room too)
- Texture, prime, and paint all surfaces inside the bathroom and on the living room side)
- Install baseboards, trim, and accessories (toilet paper holder, towel bar, mirror, etc.).
8. Ventilation
- Install bathroom exhaust fan and vent through crawl or wall.
PROJECT 2: ESTIMATED COST (Rough Material + Labor) mid-range finishes - $22,700 before tax
- Demolition & preparation& debris removal $2,000
- Framing, subfloor & walls $5,000
- Plumbing (rough-in + finish) $4,500
- Electrical (lighting, GFCI, switch) $1,500
- Tile floor installation (48 sqft) $2,500
- Drywall, paint, finishing $3,000
- Windows and 2 door installation $2,700
- Outside siding - $1,500
Total Estimated Cost $22,700
(Note:
- Architectural Plan, Permits & inspections are not included
- Costs can vary based on your , window size upgrade, insulation requirements, and finishes chosen.)
- Tiles, Vanity, toilet, fixtures will cost about $2,500
Suggested Material List (Mid-Range Finishes)
- Pressure-treated framing lumber for support platform
- Plywood / subfloor panels
- Cement board / tile underlayment
- Waterproofing membrane
- Ceramic or porcelain floor tile
- Standard elongated toilet
- 24–30” vanity with faucet
- PEX water lines and PVC drain pipes
- Electrical boxes, GFCI outlet, switches
- Recessed lighting or vanity light
- Small vinyl or fiberglass window
- Standard swing door
- Drywall, mud, paint, trim
PROJECT 3: SCOPE OF WORK — Adding a 14’ × 7’ patio (deck) at ground level, landing space 5' height from the ground with railing, stairs (7 stairs) along the interior wall on the left side with railings on the right side .
1. Site Preparation & Layout
- Mark deck perimeter and stair alignment.
- Excavate for post footings ( per code).
- Level and prepare the ground for structural supports.
- Confirm attachment points to existing walls for ledger board installation.
2. Base
- The posts rest on 2-3" thick slabs of concrete, at surface level. Pressure treated posts set on concrete base supports, or posts set into standard concrete post holes.
3. Framing
- Install ledger board securely to house wall (flashed and lag bolted per code).
- Install beams and joists (PT 2x4 lumber, spaced appropriately— 16” OC).
- Add blocking and bracing for stability at 5′ height.
- Ensure proper slope and drainage.
4. Decking
- Install decking boards (2 in. × 4 in. × 8 ft. pressure-treated hem fir).
- Trim and finish edges cleanly.
5. Stairs
- Build a 7–8 step staircase with treated stringers.
- Install treads and risers using the same decking lumber.
- Anchor stairs securely to the deck and footings.
6. Railing
- Install PEAK Aluminum Railing System on both sides of the stairs.
- Attach railing sections along stairs
7. Finishing
- Sand any rough cuts.
- Apply end treatment or seal exposed wood cuts.
- Clean up and haul away debris.
PROJECT 3: ESTIMATED COST (Material + Labor) mid-range finishes - $14,080 before tax
Summary of Total Cost
Material $4,500
Labor $9,580
Total: $14,080
Material List Estimate (Mid-Range)
Pressure-treated lumber 2x4 decking
joists, beams, stairs
Concrete & post anchors
Footings, piers, brackets
PEAK Aluminum railing 42” matte black post kits & sections
Fasteners & hardware
Screws, bolts, joist hangers, brackets
Misc. (sealant, flashing, materials)
Total Material $4,500
(Assumes mid-quality materials and standard stair width.)
