Objectives: To finish a new garage, thereby adding value to the property and raising rental value.

Observations: The garage appears overbuilt. The framing is overbuilt around the windows and man-doors. The corner framing is not appropriate for our cold climate. This style of framing, although structurally sound, creates cold spots in the building’s corners. Framing spacing is not consistent.

To be done: Interior; insulate, drywall, fire-tape the drywall and paint. Exterior; Paint, including trim work, move a propane tank, landscape and clean up.

Obstacles were as follows: It is a rental unit; limited budget; elderly owner with limited construction experience; difficult neighbors.

Solutions: The owner made improvements in phases, using weekends and time between renters to accomplish her goals. She hired knowledgeable help from a local temporary agency to fill in her knowledge/labor gap. She kept the jobsite clean at all times and made sure no bickering occurred between her hired hands and the neighbors.

Conclusions: This overbuilt garage will be around long after the modular home is gone! It’s overbuilt framing resulted in excessive materials use and the inconsistent framing resulted in added labor for insulation and drywall.