YourYouYour Pre-Appointment Garage Guide

Build It Right the First Time

A new garage is a major investment. It is also more complicated than putting up four walls, installing a door and calling it finished. Your property, local building requirements, drainage, concrete, electrical service, demolition needs and plans for the space can all affect the final design and cost.

That is why we start with a proper consultation.

This guide will help you understand the process before we meet. You will be better prepared to ask questions, compare your options and make decisions based on the entire project, not just the lowest number on an estimate.

Before We Meet

You do not need to have every detail figured out before your appointment. That is what the consultation is for. But the more we know about your property and what you want to accomplish, the more useful the conversation will be.

Please have these available, if possible:

  • A recent plat of survey
  • Photos of your current garage and yard
  • Examples of garage designs you like
  • A general idea of how you plan to use the space
  • Questions or concerns about your property
  • Anyone involved in making the final decision

Your plat of survey is especially important. It helps us understand your property lines, existing structures and the space that may be available for a garage. Without an accurate survey, anyone promising an exact garage size or placement is making assumptions.

Assumptions are where expensive problems usually begin.

Helpful resource: Do I Need a Plat of Survey to Build a Detached Garage?

Start With These Three Resources

You do not need to read every garage article on the internet before your appointment. Start with these three topics. They cover the most important things every homeowner should understand before planning a new garage.

1. What Happens During the Consultation?

A good consultation is not a quick measurement followed by a price. It is where we learn how you want to use the garage, examine the property and begin determining what can realistically be built.

We will discuss:

  • Garage size and placement
  • Vehicle and storage needs
  • Roof styles and exterior materials
  • Doors and windows
  • Electrical requirements
  • Demolition and site access
  • Local permits and zoning
  • Drainage and concrete work
  • Features you may want now or later

We will also look for conditions that could affect the project, including fences, trees, utilities, neighboring structures, property lines and access for construction equipment. A complete estimate should account for the whole job, not just the parts that make the number look attractive.

Read before your appointment: What to Expect From a Garage Consultation and Estimate

Additional resource: Details Matter When Building a Garage

2. What Determines the Cost of a Garage?

Homeowners often ask, “How much does a garage cost?” The honest answer is that it depends on what you are building, where you are building it and what must happen before construction can begin. Be careful with anyone who gives you a confident price without understanding the property. The cheapest estimate is not always the cheapest project. Sometimes it is simply the estimate with the most things left out.

The main factors that affect cost include:

Garage size and height

A larger garage requires more excavation, concrete, lumber, roofing, siding and labor. Additional wall height, attic storage and more complicated roof designs can also require additional materials and engineering.

Site preparation

An open, level property is different from a site with an old garage, mature trees, narrow access, fencing, overhead wires, utilities or damaged concrete. Those conditions need to be evaluated before the work begins.

Demolition

Replacing an existing garage usually involves more than knocking down the walls. The old structure, slab, footings, apron and other materials may need to be removed and hauled away before the new foundation can be installed.

Municipal requirements

Each municipality has its own permit fees, zoning requirements, review procedures and inspection process. Some projects may also require engineering, drainage plans, architectural review or a zoning variance.

Materials and design

Roof style, siding, garage doors, windows, trim, electrical work, attic access and interior features can all affect the final investment.

How you plan to use the garage

A garage used only for parking is different from one designed for a workshop, home gym, office, car lift, entertainment area or finished attic. Those decisions should be made before the concrete is poured, not after the garage is almost finished.

Learn what affects the total project: What Does a Detached Garage Cost to Build?

Important: Use older cost articles to understand the factors that affect price, not as a current project quote. Your property, municipality, design and current construction costs will determine your actual estimate.

TRY THE ONLINE GARAGE ESTIMATOR

3. How the Garage Building Process Works

A garage should be built in the right order. When steps are skipped, rushed or poorly coordinated, problems tend to show up later. That can mean permit delays, cracked concrete, drainage problems, electrical issues or expensive change orders. A typical garage project includes the following stages.

Step 1: Consultation and property review

We discuss your goals and evaluate the property. The objective is to determine what you want, what the site may allow and what questions need to be answered before the design is finalized.

Step 2: Design and selections

We plan the garage size, placement, roof configuration, exterior materials, doors, windows, storage and electrical features. This is also the time to think beyond what you need today. It is usually easier and more cost-effective to prepare for future needs during the original construction than to modify the garage later.

Step 3: Drawings, surveys and permits

Construction cannot begin until the required documents and approvals are in place.

Depending on your municipality and project, that may include:

  • A current plat of survey
  • Construction drawings
  • Permit applications
  • Engineering documents
  • Drainage plans
  • Architectural review
  • Zoning approval
  • A variance request

Permit timelines vary by municipality. A builder cannot control how quickly a village reviews an application, but an experienced team can prepare the package, coordinate the process and respond when questions arise.

Step 4: Demolition and site preparation

When an existing garage is being replaced, the old structure and foundation must be removed properly. Utilities need to be disconnected safely. Nearby fences, landscaping and buildings need to be considered. The site must then be prepared for the new foundation.

Step 5: Foundation and concrete

The garage is only as good as the foundation supporting it. The area must be excavated and prepared correctly. Forms and reinforcement are installed, inspections are completed and the concrete is poured. Then the concrete needs time to cure. Rushing onto fresh concrete to save a few days is not a smart shortcut.

Step 6: Framing and exterior construction

Once the foundation is ready, the walls and roof are framed. Roofing, siding, trim, windows and garage doors are then installed according to the project specifications.

Step 7: Electrical work and finishing

Electrical work, floor coatings and remaining finish details are completed. Required inspections must be passed before the project is considered finished.

See the process from beginning to end: Garage Construction Process

Learn more about the planning and permit phase: Project Development

Permits, Zoning and Property Restrictions

What You Want to Build Is Only Half the Question

The other half is what your property and municipality will allow you to build. Garage requirements can vary significantly from one Chicagoland community to another.

Requirements may address:

  • Distance from property lines
  • Maximum garage size
  • Maximum wall or roof height
  • Lot coverage
  • Impervious surface limits
  • Fire-rated walls and openings
  • Drainage and stormwater management
  • Driveway and apron construction
  • Electrical service
  • Tree protection
  • Historic district approval

An existing garage does not automatically give you permission to build a new garage in the same location or at the same size. Older garages may have been built under different rules. Some are considered legally nonconforming. Once an old structure is removed, the replacement garage may need to meet current requirements.

That is something you want to know before demolition begins. Heartland coordinates the project development and permitting process associated with the garage. When outside professionals are needed, the project may also involve surveyors, architects or engineers.

Understanding zoning requirements

Before finalizing the size and location, learn how local zoning rules could affect your project.

What Zoning Requirements Affect My Detached Garage?

When a variance may be required

A variance is a request for permission to build outside one or more standard zoning requirements. It is not automatically granted and may add steps and review time to the project.

What Is a Zoning Variance and Do I Need One?

Building in a historic district

Garages in historic districts may require architectural review, additional documentation and approval before the building permit can be issued.

Navigating Historic District Garage Requirements

Replacing an Existing Garage?

Demolition Needs a Plan Too

Demolition may look simple from the outside. Bring in a machine, knock down the structure and haul it away. Doing it properly requires more planning than that.

Before demolition begins, the team may need to evaluate:

  • Permit requirements
  • Electrical and utility disconnections
  • Access for machinery
  • Overhead electrical wires
  • Nearby homes and garages
  • Fences and landscaping
  • Existing concrete and footings
  • Materials requiring special handling

The old slab and foundation may also need to be broken apart and removed before the new garage can be built. The property may look rough immediately after demolition. That is normal. The important thing is that the old materials are removed and the site is properly prepared for the work that follows.

A solid garage starts with a properly prepared site and foundation.

See what happens during demolition: Garage Demolition: What to Expect When Your Old Garage Is Removed

Prepare the area surrounding your garage: Preparing Your Yard for Garage Construction: What to Expect Before Building Begins

Decisions to Consider Before Your Appointment

You do not need final answers yet. Start thinking about how the garage needs to work, not just how it should look.

What needs to fit inside?

Consider the vehicles you own today and what you may own in the future. Think about door clearance, walking space, bicycles, lawn equipment, snow blowers, garbage containers and anything else that needs to live in the garage. A garage can technically fit two cars and still be frustrating to use every day.

How much storage do you need?

Would you benefit from:

  • Wall-mounted storage
  • Ceiling storage
  • Attic storage
  • Pull-down stairs
  • Walk-up attic access
  • Built-in shelving
  • Space for tools and equipment

Storage should be planned before the framing, electrical work and attic access are finalized.

How will the garage be used?

Will it be used only for parking?

Or do you also want space for:

  • A workshop
  • A home gym
  • A hobby area
  • A golf simulator
  • A home office
  • Car maintenance
  • Entertainment
  • Seasonal storage

Different uses may affect insulation, electrical capacity, ceiling height, ventilation and heating requirements.

What electrical features will you need?

Think about:

  • General outlets
  • Interior and exterior lighting
  • Electric vehicle charging
  • Power tools
  • Garage door openers
  • Heating or cooling
  • Refrigerators or freezers
  • Televisions
  • Security cameras
  • Internet equipment

Adding these features during construction is usually easier than opening finished walls later.

How should the garage match the home?

A garage should look like it belongs on the property. Roof pitch, siding, trim, windows, doors and exterior details can help the garage complement the architecture of your home.

What might you need later?

Do not build only for this year. Think about larger vehicles, electric cars, more storage, future hobbies, accessibility and potential future buyers. A little planning now can prevent a lot of rework later.

Review the decisions homeowners commonly overlook: Common Mistakes to Avoid When Building a New Garage

Additional planning resource: Five Mistakes to Avoid While Building a New Detached Garage

What Does Heartland Handle?

A homeowner should not have to coordinate several different contractors and hope they all arrive in the right order. Heartland provides a managed garage-building process. Depending on your final written project scope, Heartland may coordinate:

  • Garage design and project development
  • Permit documents and submissions
  • Zoning and approval requirements
  • Municipal inspections
  • Demolition
  • Site preparation
  • Concrete and foundation work
  • Framing
  • Roofing
  • Siding and exterior trim
  • Doors and windows
  • Garage door installation
  • Electrical work
  • Gutters and downspouts
  • Floor coatings
  • Construction scheduling
  • Project management
  • Final inspections and project handoff

Your written proposal should clearly explain what is included, what is not included and what responsibilities remain with the homeowner.

When something is unclear, ask.

A good builder should be willing to explain the work before asking you to sign an agreement.

Learn more about Heartland’s complete-project approach: Custom Garages the Heartland Way

Review common project questions: Detached Garage Frequently Asked Questions

Questions Worth Asking During Your Appointment

A good consultation should give you more than a price. It should give you a clearer understanding of what is possible, what the project includes and what could affect the final outcome.

Consider asking:

  • What garage size is realistic for my property?
  • Can the new garage be built in the same location?
  • What municipal requirements may affect the design?
  • Will the project require a zoning variance?
  • Could drainage affect the placement or cost?
  • What exactly is included in the estimate?
  • What expenses are not included?
  • Who manages the permit process?
  • Who coordinates municipal inspections?
  • What work will be completed by subcontractors?
  • What features should be installed now instead of later?
  • What could delay the project?
  • How are changes handled after construction begins?
  • What warranties are provided?
  • What happens after I approve the proposal?

Do not be afraid to ask direct questions.

It is your home and your investment. You should understand what is being built, what you are paying for and how the work will be completed.

More questions to consider: 5 Things to Ask When Building a Garage

Do Not Choose a Garage Builder on Price Alone

Price matters. But it should not be the only thing that matters. Two estimates can appear to describe the same garage while including very different levels of site preparation, materials, concrete work, electrical service, permitting and project management.

Before comparing prices, compare the scope. Ask what is included. Ask what could become an additional charge. Ask who is responsible when an unexpected property condition is discovered. A lower price is not a better deal when important work has been excluded.

The objective is not simply to put another building in the backyard. The objective is to design the right garage for your property, get it approved properly and construct it so that you are not paying to correct avoidable problems later.

Learn what should be included in an estimate: What to Look for in a Quality Garage Estimate

Understand the difference between builder types: General Contractor vs. Garage Builder: What’s the Difference When Building a New Garage?

You Do Not Need to Become a Garage Expert

That is our responsibility.

Your job is to tell us what you need, ask questions and make informed decisions. Our job is to evaluate the property, explain the process and help you develop a garage plan that works for your home, your municipality and your budget.

We look forward to meeting you.

VISIT THE GARAGE LEARNING CENTER