Marsh Remodel: Garage & Remodel Activities

Updated 11/18/08.
Click on a Picture to Enlarge!

This project has been in the planning stages since July of 07' to:

Build a new 26 x 27 Garage with loft storage - demo the old one.
Build a back yard patio and attached patio framework of posts and beams to replace the old patio deck
Build a front porch entry with gable roof
Repair rot and water damage, re-roof the entire house.

The following are before pictures. Note front door has no protection from the weather or for the people entering during a rain.

Backyard deck is weathered and not big enough for the use it was intended.

New cover for patio will extend over the roof.

Existing garage is not big enough for today's requirements of a pickup truck and family car, plus storage. The new garage calls for a small bath
as well as loft storage and mud sink.

July 11, 2008 - Demolition started. The house facia was roted and pest infected - it was mostly removed. More damage was noted to the plywood roof substrate. Water entered many areas that were not adequately protected by paper or metal. Some areas were just not covered at all.

The garage, patio deck, and front entry were removed with no issues. The main drain was spotted and left intact. The water line had to be cut and temporarily joined together with a hose to keep water to the house while we work on the project. The water line went straight through the N footing. We will retrench and place it back next week.
The photos below show demolition in-progress of the garage and patio deck.

Above photo shows garage removed, concrete removed, dirt removed and trenches dug for the footings. 3 dumpsters filled so far, plus extra dump truck runs to dispose of extra dirt, concrete, and a mix of both. The back yard was re- graded to drain runoff water towards the back gate. That extra dirt was moved towards the house.

Roof tear off was required to remove metal and plywood to remove the damaged facia. Stucco has been removed around the front door, as well as the wood relief pattern that made up the molding detail.

Back yard showing trenches, the blue temporary water line, a ditch in the foreground where the main drain is located, and utilities disconnected from the garage. Many trees and stumps were removed - disposed of separately.

July 31, 2008: Underground utilities have been connected, forms built, steel placed, and columns installed. Inspections passed for the foundation and we are ready to pour. We estimate 30 cu. yd. in the backyard for just the two structures (patio and garage). Extra steel and reinforcement is now the norm for the City of Long Beach. The extra cement was also needed to raise up the pads to meet City minimum heights above grade.

View of garage with 10' pipe riser to test the drain lines under pressure.

Patio slab also has a great deal of reinforcement including a grade beam and a specially welded pair of steel columns. The columns will act as posts and hold the beams that make up the patio roof.

Below: Garage with approach driveway - later to be removed and replaced with a new approach that allows half the rain water in the backyard to drain the front.

August 8, 2008: Completed concrete pouring and finishing. Started framing garage. 85% done.

Framing at this point is day 4 including exterior sheeting (not shown in this pic).

Ready for inspection - rough framing, plumbing, electrical: 08/24/08

09/09/08: Passed lathe inspection and forms for front porch pending. Roof is going on the house, awaiting gutter install. Garage roof is done, door is on, and ready to frame front porch.