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Mr. Behm, I want to say thanks for the garage plans. It only took about two hours for the permit review. With the materials list the next phase will be estimating costs to build the garage...Thank you very much..D.P.
Thank you so very much Jay, I,ll start estimating my garage building costs and see what comes up. What a great service and product you have. The garage plans are very nice and presented well on your website. Thanks again for your help getting started....B.W.
Jay, just a short note - I built one of your garage plans last spring and it came out fantastic! We have strict building codes around here but our inspector found no flaws in the plans, design nor construction. I love my new garage-shop and the design....G.M.
2 x 4 vs. 2 x 6 Wall Framing
by Jay Behm - In general, 2x4 wall framing is structurally sufficient for garages. Behm Design garage plans typically specify 2 x 4 studs @ 16" o.c. spacing with double top plate and single, pressure-treated bottom plate, which is called "conventional light framing" This construction is in prescriptive compliance with the building code. When bearing wall heights do not exceed 10 ft. 2 x 4 framing is code compliant. (Note: our "economy" series plans call for 24" o.c. stud spacing.)
Rarely, local authorities will impose requirements for 2x6 wall framing due to extremely heavy snow loads, high speed winds and for maximum wall insulation values. Note: if your plan calls for 2 x 4 framing and 2 x 6 is required, you can usually just substitute the 2 x 6 material for studs, wall top and bottom plates. (Your local authority can advise on that subject) Most of our garage plans with living areas call for 2 x 6 framed walls for standard insulation.
If bearing wall height is greater than 10 ft. the building code requires that they be engineered to verify their load capacity to resist bending of the studs. In some cases, local authorities may waive this if framing is increased to 2 x 6 and your height does not exceed 12 ft..
Stud Spacing Practicality:
16" o.c. spacing works better with locating and supporting wall shelving and storage systems than the 24" o.c. spacing, allowing greater planning flexibility.
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Hi Jay -
I have attached my picture of my new garage (your plan No. 856-1) it came out great! The thorough garage plans were easily approved in my county and city (an they have strict standards for design plans) Thank you...M.C. OH
Hey Jay I want to tell you of what great value the garage plans were for us. Our garage was built in the fall of 2009. I went the summer house a few days ago and it was a perfect New England coast sumer days and the new garage looked really great!
Jay, the garage plan you sent me were just right! I got a very accurate building quote and I could check contractor's progress and verify that he followed the plans. The low price of the garage plans was perfect for my project and there were no disagreements. The plans answered all the questions that would come up - 'just build it like it shows in the plan'. So, thanks again!...R.M, NY