SFGate

Deborah Butler, Brickwood Builders Obviously we are biased, but I would speak to contractors that specialize in remodeling first. If you can find a design/build remodeling firm in your location that would be the best.

Curious, do you mean that you are going to keep the large garage door (or are you referring to some type of side entry door)? If so, how would it be sealed off so that the money spent on insulation and HVAC wouldn't be wasted. If you put in a flooring system, that would be raised up above where any doors are now so that would not work well.

ct design studio I agree a design/build firm would be best, to help you with the technical of closing up the building, then addressing aesthetics. I am also confused how to close up overhead garage door. You may have to stick with concrete floors, have them stained and sealed, and then use rubber mats or carpet squares. There is also the rubberized flooring they use in places like daycare centers. You really need to address all the insulating issues first, to choose finishes appropriately. I would also suggest if you are spending the money, try to carve out a space for a powder room so the space can evolve over the years into teenage hangout and then midlife mancave, mom's scrapbook haven etc. :)

brynnieh According to our city's permitting laws, this project has to be done off the record, ie no permits. So we have to keep the actual garage door. We don't mind this because it is actually nice to sit in the space with the garage door raised. I realize that it is not ideal from a heating standpoint but we have no choice. Currently the floor is just slab concrete but I would be afraid that heavy rain would leak under the garage door.
I will try to find a design/build firm in our city. Thanks!

Deborah Butler, Brickwood Builders You can always have a small threshold of some sort of material put across the door opening - something that could be bolted down and removed later - in order to keep any rain at bay. I like CT's idea of keeping it concrete and having a concrete company that does designer work come in and stain the floor. They can do some amazing things. While the children are younger, you can use the rubberized flooring for protection from falls and to protect the floor from scratching.

Joseph I. Mycyk Architects, Inc. Just curious, what is it about the city's permitting laws that requires this project tobe done without a permit, off the record (i.e. under the radar, on the sly).

ct design studio Perhaps a heavy duty rubberized seal on the bottom on the door? A trough in front of the door on the outside to drain water off?

brynnieh In Palo Alto, you have to have "a minimum of one covered parking space" even if you never park in it. If we converted this garage with permits through the City then we wouldn't have a covered parking space. Some people keep the garage door on the outside so it looks like it is still a garage but then they seal it off and construct a wall just on the inside of the garage door.

ct design studio Could you build a carport off the garage which could double as playspace/family space?