Aric,
First thing I would do is check with your local building officials. If
you are out in the country and don't have officials, check with those in
a nearby city. They can tell you what the minimum specifications for the
roof would be.
Trusses generally cost more than hand pulling a roof, but go up easier.
The choice is up to you.
Depending on what your existing walls are setting on, you may not be
able to add a second story. I'd suggest getting the foundation inspected
before you start planning for the second story.
As for adding the second story, adding the exterior walls before adding
the roof will not be that time consuming or expensive. You can always
come back and add the flooring for the second story later.
Peace,
Pat
Thusly spake Aric, On 11/13/2011 6:06 PM:
> Greetings Listerati,
>
> Long story short, the insurance people have thrown a monkey wrench into the
> renovation plan we had for the property we bought a couple months back,
> which means that rehabbing the failed roof on the garage has gone from
> sometime next year to ***NOW***. Well, not exactly ***NOW** but the moment
> I finish the quick&dirty patching to the stucco (which the recent cold&wet
> weather made obvious had failed and was causing the paint&spackle I spent
> the past 2 months on pop off the wall...) the garage is the next project so
> we can get off the horrendously expensive "vacant property/construction
> site" insurance and onto the "landlord policy" we had planned on.
>
> Anyway, the garage is roughly 30' x 40' with block walls currently sporting
> flat roof tht failed 10 or 15 years ago and has since had a couple layers of
> blue tarp added. We're told the previous owner had planned on adding a
> second floor but never got around to it (due to his passing away), which
> would explain the complete lack of pitch on the roof and the exposed joists
> and seemingly halfassed attempt as a flat roof. The roof is supported by a
> pair of 14" steel I-beams going parallel to the 30' dimension, spaced 14'
> apart and 12' in from either end (with 2x14" wood on 16" centers going along
> the 40' dimension). Given the waterlogged beams supporting the current
> "roof" and their complete lack of pitch, we're thinking a new pitched roof
> of some sort is called for (in a quick&cheap sort of way given it's too cold
> here in SE PA for putting down flat roofs).
>
> Seems to me dropping (more than) a couple roof trusses on top of the block
> walls would be the quick/easy/cheap route (there's 2 local companies that
> make them)... And while I'm at it, I could frame the walls up 4' or so easy
> enough to make the attic space usuable as 2nd floor/loft. And at that point
> I may as well do a proper 2nd floor, but then I'm far from the
> quick/easy/cheap route. I've got 2 months left to do this, of which 2 weeks
> are already commited to finishing and painting the stucco.
>
> Any advice, particularly about how to spec roof trusses or bumping the walls
> up a couple feet to gain a second floor?
>
> Thanks!
>
> -aric.
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>
--
Pat Horne, Owner, Horne Systems
(512) 797-7501 Voice 5026 FM 2001
Pat at HorneSystemsTx.com Lockhart, TX 78644-4443
www.hornesystemstx.com
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