The #2108 garage, converted to an office with a full bath
We keep the 8′ × 7′ garage opening and put a French door unit in it. Inside: an office, a bath with a 4′ × 5′ curtain shower, a water-heater closet and a wet bar. This site collects the walkthrough, model, renderings and drawings so you can look the design over before we price it.
- 279 SF gross, 225 SF net
- 164 SF office
- 46 SF bath
- 8′-0″ ceiling
3D model
Drag to orbit, scroll or pinch to zoom, right-drag or two-finger drag to pan. Point at anything (or tap it) to see what it is. Furniture is placeholder blocks; the shell, openings and fixtures follow the drawings.
Renderings
Still frames rendered from the same model. Select one to view it full size.
Drawings
Open a sheet to zoom into the dimensions and notes. Values marked [EST] are estimates that still need a field measurement.
Scope
What has been decided so far, and how it differs from the 11/2/2026 Casa Mia quote ($53,500).
Rooms
| Room | Area | Floor |
|---|---|---|
| Office | 164 SF | LVP |
| Bath | 46 SF | Tile |
| Water heater / storage | 15 SF | LVP |
| Net | 225 SF | |
| Gross (existing footprint) | 279 SF |
Existing garage: 13.97′ × 20.00′, painted 8″ CMU (no stucco), concrete slab, gable roof with the ridge running north–south. Clear interior after build-out about 12′-6″ × 18′-6″.
Decisions
- Garage opening
- Kept at 8′-0″ × 7′-0″ and filled with a French door unit with sidelites, so the space can go back to a garage. Replaces the quote's CMU infill and two 3/0 windows.
- Landing
- The existing concrete apron, about 4′ out from the opening, stays as the landing. No new pad.
- Bath
- 4′ × 5′ tiled shower with no glass: 2″ max. threshold, curtain on a wall-to-wall rod, linear drain along the south wall. 18″ vanity, toilet, 2′-6″ pocket door.
- Bath window
- New 2′-0″ × 2′-0″ slider over the toilet, sill at 5′-0″. New CMU opening, needs a lintel.
- Wet bar
- 4′-0″ on the west wall: 24″ sink base and 24″ under-counter fridge. No cooking.
- Water heater
- Rheem RTEX-13, 13 kW electric tankless, on the closet's south wall. 60 A 2-pole, #6 Cu. No gas on site.
- Closet door
- 2′-0″ bi-fold folding out toward the office at the east jamb.
- Heating and cooling
- Mini-split head high on the east wall at the south end; condenser on brackets outside the same wall, no pad.
- Electrical
- 100 A sub-panel on the east wall, fed underground from the #2108 meter. Estimated load about 81 A with the water heater.
- Plumbing
- Supply comes in overhead from the stub west of the French doors, PEX with drops, nothing in the slab. Every drain leaves through an exterior wall to gravity lines outside, then a grinder pump at the SE corner and a force main north along the east side yard to the street (about 135′–140′ [EST]). The only slab cut is the shower's linear drain.
- Existing to remain
- West side door near the NW corner and the west egress window, both [EST] for size and position.
Open questions
Where we need your input before the design is final.
Contractor and architect
- Change order. The CMU infill and two 3/0 windows ($4,400) are replaced by the French door unit. The quote also lists stucco, but the garage is painted block. What does that line cover?
- Slab. Thickness, vapor retarder, slope toward the door, floor leveling, and the threshold and water detail at the new doors.
- Plumbing. The quote assumed about 80′ to the house sewer; the force main is now about 135′ to E Robinson St. Connection to the #2108 lateral or the city main, venting, and the chase at the south wall. Trees along the east line need hand-digging or root protection.
- Electrical. Load calculation for the 100 A sub-panel (tankless water heater, mini-split, general) and the feeder route.
- Energy code. Foil on CMU with furring may not meet the FBC-EC R402 wall R-value for newly conditioned space. Please verify.
- Wet bar. We'll ask City Planning in writing whether a sink plus under-counter fridge counts as a "kitchen" (an ADU trigger on a duplex lot).
Needs a Florida PE
- Trusses. The garage trusses are missing their bottom chords. They need a repair design before any ceiling goes in. The quote line is a placeholder.
- Lintels. The new bath window opening in the south wall, and the existing lintel over the 8′ × 7′ opening if the door unit loads it.
- French door unit. Wind-borne debris and design pressure (product approval).
Still to measure
- Top of block (drawn as 12 courses, 8′-0″) and ridge height (about 11′-6″ at 5:12). If the building is over 12′, the accessory rear setback becomes 15′.
- Garage opening offset from the east corner (drawn about 19″).
- West side door and egress window: size and position. Window sill height (drawn 30″).
- Water service stub, #2108 meter and main, and the #2108 sewer lateral at the street.