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Local Articles in East Lyme
Does the cost of converting a carport into a garage outweigh the benefits?
One highly rated service provider explains the most important questions to ask and steps to take to help guide you through a complete garage remodeling project.
Ballpark number - $30-50/SF for normal garage - in your area, considering need for perimeter foundation to get below frost depth, probably about $40/SF unfinished, $50 finished.
In your area, if you can afford it, I would talk to a Realtor friend (or the one who sold you the house) about how much value a garage would add, and the difference between one and two car - very few houses are built with one cars these days except on narrow city lots, so it might pay (if your budget can handle it) to make it a two-car while you are at it.
Also, a standard 1 car is about 12 x 20 feet - if you make it large enough for a full size pickup or SUV then about 12 x 24 or 12 x 26', which could improve resale value. The current trend is toward 8 to 8-1/2' ceilings and 7-1/2 to 8 foot high entry clearances also, rather than 7 to 7-1/2' ceiling and 6-1/2 foot beam clearance, to handle larger pickups and SUV's with racks.
Definitely - if you are interested, there are good videos on how it works on This Old House and Hometime websites, and probably on Youtube too, or google - "epoxy floor covering"
It takes A LOT of careful prep and you have limited working time to handle it (it is a 2-component product like epoxy glues and fibreglass resin, so has vdery limited working time after you mix the two components), so unless you are quite experienced with fast-setting finishes I would NOT recommend you do it yourself - get it wrong and it is MUCH harder to remove than to put on. Also, it is important to sprinkle the non-slip material over it at the right time without stepping in it or getting any on flooring that is not yet covered with the epoxy.
Find a specialty contractor for garage floor sealing - normal painters and contractors may or may not know how to do it. Rough cost estimate, WITHOUT moving a lot of stuff in and out of the garage, $1.25-3.00/SF depending on how expensive a finish you get. Keep in mind you will have to move everything out of the garage for a few days to a week, or pay them to come twice (which I have seen done) - to do it by halves about a week apart, with you moving workbenches, tool chests, etc from one end of the garage to the other before they come back.
There are a lot of off-brand products out there - a lot of them are garbage, and some claiming to be epoxy are not even 2-component, so not true epoxy. I would stay with national industrial brand names like PPG, Rustoleum, Armorchip, AkzoNobel, Dulux, ISF - the ones made by consumer paint companies like Behr, Sherwin Williams, etc seem to have a lot of bad press about them.
One thing to consider, is if your slab was coated with a water repellent or sealer, that will probably have to be sandblasted or ground off before an epoxy can adhere properly - for about $0.50-1.00/SF more.
If you are not up to spending $1000 or so on protecting a floor you drive on, you can get Rustoleum Epoxy Shield Concrete Floor Paint for about $40/gallon that, as long as you degrease and scrub the floor well before hand, sticks quite well including over a normal concrete sealer. While the rustoleum stuff is actually an acrylic, not a true epoxy, it does good for the $. The competing latex concrete paints peel and lift off in no time - they are fine for coating a basement floor to reduce moisture passage before putting down flooring, but do not hold up to garage traffic.
I redo the central driven-on half of mine for about $45 in degreaser and paint about every 10 years and while it does not look like a showroom floor after the first few weeks, it does the job of being easy to clean and repels most vehicle stains (except gasoline, paint solvents like laquer thinner or acetone, or automotive spray solvents like brake or carb cleaner, which will all soften and bubble it). It also is not anywhere as slippery as an epoxy finish. You do have to let it dry a full week to avoid peeling from tires sitting on it.
As a condo owner I presume you have checked with the condo manager - most condos have rules about types of finishes that can be used, and in some cases even colors.
That is a pretty old and small house to be putting much money into.
My recommendation would be to do no more than box in the carport as a garage, if you have use for that.
Adding a bathroom and laundry room to a garage generally means a new foundation for them, so significant cost for the small added space you are getting. Generally, one would recommend an addition rather than putting those in a garage. However, for this old a house an addition could be equal to the value of the house.
My recommendation - talk to the Realtor you bought it from, or a Realtor friend, about what certain improvements could do to the value of the house. I fear you will find that anything other than a teardown might not add to value at all, because any significant addition to that old a house, and that size if typical of the neighborhood, would make it an oddball house for the area and reduce rather than enchance saleability.
Garage Building reviews in East Lyme
The explanation provided by Bill , the field supervisor, was that the owner, instructed them to walk away from the job because they were not going to remove the existing sand bed before ...MoreRead more of this review pouring the concrete. I used to be an electrician, and even I know that you don't build anything on sand. Not if you want it to be permanent. Have they never been to the beach? Aren't there parables about construction projects in these conditions?
Their contract states "Builder agrees that he [bolded in their contract] will remove all debris, equipment, materials, etc. from the location upon completion of the construction." I might have understood if they were at least going to provide a change order estimate for the sand to be removed, but they didn't even offer one. This is an additional breach of contract. QHR knew about the sand bed, because I addressed it when he was on site to provide the estimate. I also brought it up during a phone call on Friday, November 13, when Bill called to schedule the work for the following Monday morning at 7:30am. He seemed shocked that I would expect them to remove the sand, and asked if there was anywhere on the property that they could dump it. This was a ridiculous request, and I told him that I expected them to remove the sand from the property. He said that he would talk to and see what he wanted to do, because there wasn't enough money in the job to haul that away.
Per our agreement, I spent all day Sunday removing the pavers and border stones from the area.
Monday morning arrived, and Bill was about 30 minutes early. This is the only positive thing I can say about the experience. I commented that he was early, and he said the concrete truck was scheduled for 8am. I thought that was a bit premature, since the sand still needed to be removed, the forms set, etc. but I didn't presume to know the timeline of doing this best. If I did, I'd be doing it myself. When I asked him about removing the sand, he implied that they were going to pour the concrete directly on the sand, and that everything would be fine. I told him that that was not acceptable, and he said that one of the incoming workers would explain.
When the rest of the crew arrived, I explained again that the sand must be removed, and they asked where I wanted it piled up in the yard. I reiterated that it was in their contract for all debris to be removed. Bill explained that they would put the sand on a tarp nearby and haul it away once everything was finished. The workers laid out plastic sheeting (presumably to put the sand before removing it for good).
At this point Bill disappears. The guys started digging in the sand to find out how deep it was, and I went inside to throw something away. When I came back outside a few minutes later, all of the wheelbarrows, shovels, etc were gone, and one of the workers was grabbing the last of his things. I asked what was going on, and he explained that Bill said to pack up - they weren't doing the job. I went out to the where Bill was parked, and he said that told him that they weren't going to pay for the sand to be removed and had instructed Bill "to just walk away." It apparently doesn't matter that I have a signed contract saying that they would perform the work for a given price. They didn't even entertain the possibility of providing a change order, which was also in their contract, if needed.
The bottom line is that they are in breach of contract, and are not reputable. The way the issue was handled after flatly refusing to address it was staggeringly UNPROFESSIONAL. There were no surprises in the installation conditions. Bill saw with his own eyes what the area looked like. I addressed the issue of the sand multiple times, and it always seemed that he was trying to avoid the topic or gloss it over as no big deal. If I hadn't been insistent on the sand removal, I shudder to think that they would have tried pouring the concrete on top of it, and we would have had nothing but problems with it. There would likely be more reliable results having a truck full of circus clowns pull up and handle the construction.
This company is profoundly unprofessional, and I urge everyone to avoid doing business with them at all costs.
Before I left for work, they got to work at 7am. I was able to show them where I wanted it....and when I came home from work - it was completed. In fact - I was ...MoreRead more of this review told it was completed by 2:30pm.
's work was both professional and very high quality. He transformed my kitchen into a room that is both aesthetically beautiful and highly functional and one that exceeded my expectations.
If you're looking for someone who will do a great job, is fair priced and a pleasure to work with fits the bill.
Garage Builders in East Lyme, CT
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