Posted by Bradley Chazin on Sat, Jun 19, 2010
How Much Does A Two Car Garage Cost?
Back in March of this year I received a call from a friend of one of my previous garage customers. He wanted to know if I'd come over to give him a bid on building a Two Car Detached Garage and talk about different Garage Construction ideas. He explained that his back yard would be a real challenge. I told him it would be my pleasure, so we scheduled the appointment for the following afternoon.
I showed up the following afternoon on time (of course) and then proceeded to check out his garage situation. The alley was almost 4' lower than the yard so I explained the Garage Construction procedure and the cost for building his custom garage slab.
The total Two Car Garage Cost was almost $20,000
I was not surprised by my customers reaction because its one I hear all the time. $20,000 he exclaimed, you built my friends Minneapolis Garage for no more than $13,000.00. Why is my Minneapolis Garage so much more expensive? I said lets go back outside and I'll explain.
Standing in this typical Minneapolis Alley we looked at his lot. The alley was over 4' lower than the yard.
The other side of the alley the lots were flat. There was no more than 6" of height difference between the alley and the yard.
Garage Cost on his side of the alley $20,000
Garage Cost on the other side of the alley $13,000
Both Minneapolis Garages were identical except for the amount
of ground preparation that was needed.
1. First we would need to get the South Minneapolis property surveyed.
2. Then the old garage would be torn down and the lot excavated.
3. Next the cement crew would set up the garage slab for inspection by the Minneapolis Building Department.
4. The garage slab would then be poured. After it had a chance to cure we would lay the cement block and reinforce the block wall with core fills.
5. The driveway retaining wall and cement steps would then be installed.
6. Next the cement blocks will be professionally damp-proofed, drain tile installed and back filled.
7. After all the Garage Slab cement work had a chance to cure we would finally be ready to start building the Detached Garage frame.
Posted by Bradley Chazin on Mon, May 03, 2010
Do I Need A Fire Wall For A Detached Garage In The City Of MInneapolis?
In the City of Minneapolis when you build a Detached Garage closer to the side property line than 5' you need a fire wall. Most Detached Garages built in the City of Minneapolis are 1' from the side lot line so a protected wall is required.This code was revised October 2008 by the Minneapolis Department of Inspections.
What About The Overhang For A Detached Garage In The City Of Mpls?
In the City of MinneapolisWhen the wall setback for a Detached Garage is less than 30" the eave measurement must not be more than 4". When the wall setback for a Detached Garage is 30" or greater the eave must be 24" away from the property line.
What Does A Firewall In The City Of Minneapolis Consist Of?
On the outside of the 2x4's under the siding we install 5/8" exterior grade fire rated gypsum board sheathing and another layerer of 5/8 gypsum board sheathing on the inside of the 2x4's.
If you would like to view the protected wall requirements for a Detached Garage from the Minneapolis Department of Inspections Click Here Minneapolis Detached Garage Fire Wall Requirements
Bradley ChazinPresidentWestern Construction, Inc.4301 Highway Seven #115Minneapolis, MN 55416 952-920-8888
Posted by Bradley Chazin on Sat, Feb 20, 2010
Why do MN Garage Builders use concrete for Garage Slabs?
Concrete is the material of choice of Western Garage Builders for Minnesota Garage Slabs & Driveways. Its relatively inexpensive to install and provides an attractive, durable surface that's easy to maintain.
What Is Quality Concrete?
Quality concrete is the perfect mix of locally available materials which meet or exceeds performance expectations for its use.
No single concrete mixture is suitable for all applications. A Concrete mixture used for a Minnesota Garage Slab in the middle of summer might not be suitable for a beautiful fall day. Therefore matching the concrete properties with the conditions is a necessary first step in producing a quality Garage Slab.
What Type of Concrete Is a MN Garage Slab Made of?
Concrete, in its most basic form is a mixture of cement, aggregate and water. Concrete quality depends upon the quantity and quality of the aggregate and the paste (cement & water). The key to achieving a strong, durable Garage Slab rests in the careful proportioning and mixing of ingredients.
Cement In A Minnesota Garage Slab?
Cement, when water is added creates the paste that binds aggregate together to form concrete. Not only does the amount of cement used in a Garage slab affect performance, but also the type of cement used. There are many types of portland available for use in concrete.
Aggregate In A MN Garage Slab?
Coarse aggregates are available in a wide range of sizes and shapes. From round smooth river gravel to rough angular crushed stone. Concretes ultimate strength is affected by the type of coarse aggregate used in your Garage Slab.
Water Content In A MN Garage Slab
Less is more in a Minnesota garage slab. The quality of hardened concrete is greatly influenced by the amount of water used in relation to the amount of cement. Higher water contents dilute the cement paste (the glue of concrete).
Posted by Bradley Chazin on Thu, Feb 04, 2010
Concrete Is Not A Perfect Material
I'm in Las Vegas at the World Of Concrete taking classes for my Master Certificate. The first class was titled "Reinforcement for Slabs on Ground".
The instructer Jery Holland is a structual engeneer who's been in the cement business for over 40 years. The first thing he say's to the class of almost 1,000 cement men and women is "concrete isn't a perfect material". Not what I thought I was going to hear at a convention titled, The World of Concrete. He went on to explain.
- All Concrete Shrinks
- It shrinks more on top than the bottom
- All slabs curl
- All concrete cracks
- That's the nature of concrete
At this point of his presentation which was only 2 minuets I already knew I really liked this guy. His next point was again outsatnding.
- A joint or saw cut in a Garage Slab is a straight crack where we want it to be.
- A hiarline crack in a Garage Slab is a crack where the concrete wants it to be.
At this point in the presentation I thought to myself, what ever it cost me to come to Las Vegas was worth it.
Someone in the class (me)raised their hand and asked the question,
Can Steel Reinforcing Prevent Cracks in a MN Garage Slab?
- No! Steel inside the Garage Slab is typically taking a nap until a crack actually occurs-then it will start taking tension and doing its job.
- However, if it's in the proper amount and location, it can keep the cracks tight and servicable.
What Type of Reinforcing is recomended for a MN Garage Slab?
- Welded wire fabric or what we call wire mesh.
- Reinforcing bars or re-bar
- Polypropylene or steel fibers
How much can I expect my Twin Cities Garage Slab to shrink?
- A typical Minnesota garage slab will shrink about 1/8" every 20'.
How Do WE Mininize Garage Slab Shrinkage?
Are Contraction Joints needed In a MN Garage Slab?
-
Yes, the American Concrete Instute (ACI) recomends 36 times slab thikness
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The Portland Cement Association (PCA) recomends 2'-2.5' per inch of garage slab thickness
The rest of the class got pretty technical so I wont bore you with the detail. If you'd like more information about Garages or Garage Slabs contact Western Construction.
Thanks,
Bradley Chazin
President
Western Construction, Inc.
Mpls 952-920-8888
St Paul 651-644-6900
Brad@WesternGarage.com