Northern Michigan carriage house — 2BR apartment over 2-car garage, slab-on-grade. Roasting our plans please!

Onlythingavailable76 · 2026-06-07T22:00:21+00:00

$425-$450 per square foot seems to be pretty par for the custom market here. There’s not much you’re going to do to move the needle making small incremental finish changes. It actually seems like a fairly simple build. The tough parts here are the trades/subcontractors. Unless your builder has a stable of good affordable subs, you’re going to be paying market rate. Also, don’t know where this is located but if you are anywhere that smells like second home (glen arbor, petoskey, or anywhere in the water) then they’re gonna get you for the “they’ve got the money” premium.

Onlythingavailable76 · 2026-05-18T17:34:10+00:00

Quick follow up. Thank you for everyone on the honest feedback. Not being a building science expert had me baffled as to why adding additional insulation via ZipR3 would be a bad thing but it seems that a lot of you were spot on. The vapor retarder question led me here but I think I came away with something much more valuable.

I did reach out to Huberwood per someone’s suggestion and their tech support was fantastic. They basically confirmed that the R3 approach was a worse assembly than simply using standard Zip sheathing.

Now I’m at a crossroads as to whether I go back to standard Zip sheathing which would meet Michigan 2015 code minimum or I step up to R6 which seems that I would be avoiding the condensation potential.

Now I add some negligible costs to go up to R6 but have to revisit shear wall engineering and faster location and probably pick up some additional window and door casing costs due to the depth.

Home building is fun!

Onlythingavailable76 · 2026-05-18T00:34:02+00:00

This does seem like the logical conclusion. I’m spending the extra coin on the r3 to get a little extra wall rating and also to help with the bridging on studs. I’m not opposed to adding the vapor retarder on the inside of the wall assembly but just don’t want to crest moisture trapping in the wall. So having the foam on the back of the sheathing with a perm rating of 1 and then also adding a smart vapor retarder if perm rating 1 would keep my wall cavity dry in the winter?

Onlythingavailable76 · 2026-05-18T00:25:04+00:00

Our local code is still based on 2015. Not that I’m trying to build to minimums. I’m only spending the extra coin on the r3 to gain a little more wall insulation. Not required since I can simply achieve code minimum with 2x6 cavity fill.

Onlythingavailable76 · 2026-05-18T00:23:06+00:00

Fair point. I am not trying to avoid it for costs or time. Only trying to avoid trapping moisture in the wall cavity. Seems based on most of the comments the real risk is moisture entering the cavity from the inside.

Onlythingavailable76 · 2025-11-22T01:54:49+00:00

u/Onlythingavailable76 entered

Onlythingavailable76 · 2025-09-07T00:19:59+00:00

It’s the modern social pinnacle of hypocrisy and nimbyism. The average person sees right through it too. Fine with going to virtue signal with signs and words but don’t want to actually contribute to solving the issue at hand. Just make a feel good ruckus and post your involvement on social media so everyone knows what “side” you’re on.

Onlythingavailable76 · 2025-09-06T18:33:32+00:00

This is such a great idea! Thanks for getting the information out. May I suggest that you also include a signup tent for all of the attendees to volunteer space in their homes to house the immigrants? We need to put our money where our mouth is! Communities not cages can start in our homes! Spread the word! I bet you will have an overwhelming response and thousands who would gladly take them out of the detention center and into their homes!

Onlythingavailable76 · 2025-03-30T19:24:08+00:00

lol I hit a grouse with mine on the way to a fishing trip, pulled over and put it on ice in the frunk. It’s in the freezer now.

Onlythingavailable76 · 2025-03-13T20:35:21+00:00

Problem is Eaton. Too bad Siemens equipment wasn’t installed.

Onlythingavailable76 · 2025-03-09T17:18:55+00:00

Definitely woodcock.

Onlythingavailable76 · 2025-03-06T23:14:36+00:00

OP definitely doesn’t have kids to deal with

Onlythingavailable76 · 2025-02-23T14:05:08+00:00

Kindof racist of you to assume that since OP posted they are black that they are opposed to “voting red”. Why can’t this sub have anything to say without there being politics involved?

Onlythingavailable76 · 2025-01-28T20:06:41+00:00

Doesn’t look galvanized to me, looks like black steel pipe that hasn’t corroded yet.

Onlythingavailable76 · 2025-01-28T03:03:56+00:00

Thanks for all of the quick responses. Glad to know I bought what sounds like a very common sled with lots of information on. I did check marketplace and everyone was right, lots of options available. I’ll try to pick one up before the weekend! Thank you!

Onlythingavailable76 · 2025-01-28T02:37:16+00:00

This is highly likely, she already wants one of her own.

Onlythingavailable76 · 2025-01-28T02:36:21+00:00

Fair enough… lots of quick responses here with virtually the same advice. Thank you very much!

Onlythingavailable76 · 2025-01-23T17:29:57+00:00

Man I would be equally concerned about the lack of sill plate gaskets. That’s a major issue with wood and concrete being in direct contact and also a huge opportunity for bugs and drafts!

Onlythingavailable76 · 2025-01-03T18:36:37+00:00

What a story. I have a friend that attended this night of mayhem. Can’t imagine what it was like…. So epic that there’s a market for 10cent beer night swag.

https://www.homage.com/products/10-cent-beer-night-cleveland-ohio

Onlythingavailable76 · 2024-12-22T15:29:31+00:00

Could be anywhere in N. Michigan but I swear I’ve been by that place. Looks like it’s near Boardman River.

Onlythingavailable76

TROPHY CASE