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Free Garage Plan G2424A
24´ X 24´ with loft

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2 car garage

This well designed 2-car garage plan is packed with many features and options. The steep roof permits an optional loft with over 5´ walls on the second floor. Loft access is from an L-shaped stairway on the right wall. On the main floor a 3´ personal door and 6´ window on the right side help add natural light.


Questions, answers and some comments from recent customer emails

Q: I may be interested in purchasing plan H2805 from you. Could you give me more detail on the exterior and the upper level? Do you do service on a sketch and convert it to a cad? Wes

A: This plan has an upper floor bonus area that has attic ceilings and 5' walls. Our plan shows the space but does not detail interior walls. It can be divided as needed or left open. The upper floor drawing is attached. Thanks Tom

Q: Tom, Thank you for the fast service. I noticed however the PDF version, in the email, are standard plans and not the mirrored set I will need to fit my application. Will the paper version be the required mirrored version and is there a mirrored version of the PDF files? Thank you for your time. Burke

A: Dear Burke We believe we emailed the mirrored version yesterday, but in either case here are both the standard version and the mirrored. Before we proceed to mail your paper version please let us know which file you would like us to print and send.If you have any questions please call. Thanks Tom

Q: Hi my name is Andrey, i am in the process of buying a house right now the only thing that is missing on the property is a beautiful garage-shop such as this one (Garage Plan G6040A). Is there any way to find out how much approximately the lumber and supplies will cost for this floor plan. Please let me know if that is possible. Thank you

A: The cost to build depends on many factors. We have seen our garage plans constructed for between $35 and $65 per square foot of space not including rough storage space. The class of finish will influence the cost greatly as will added living space. The cost of materials is about half of the total cost. Materials includes wood, roofing, siding, concrete and steel. The cost of windows and doors can vary greatly. Thanks Tom

Q: Looking to build a detached garage 20x20 was wondering if you have any plans or know how much it would cost? Christian

A: We have many 20' x 20' plans. Visit our site to see them or call for information. You can order on line or call. We can modify our plans to fit your requirements. Thanks Tom



Q: I am looking for a garage plan that has a workshop, 12 foot ceiling ..at least on part as I plan on putting in a car lift Minimal cost..may not need 2x6 studs as it will be in Texas? Not sure ...depends on how much more the cost would be. I can probably save on foundation if we do a second level for storage and a mini man-cave? Maybe half 12 foot for lift and half for the second story? I'd like to have a mini bathroom so I don't have to go in the house until I am ready. I have a valuable classic car ..maybe 2 or 3 when done. I don't want an average sized window to be able to break in easily but a couple small ones high up for light (both sides) would be great! A ridge vent to vent hot air would be great. Do you have any plans already done up that comes close? Steve

A: You can purchase G4030A and modify it for 12' ceilings, 3/12 roof pitch, and add another garage door to the rear or we can create a custom plan. We can modify an existing plan to fit your description for $538 including beam calculations and shipping and have it ready in about two weeks. Additional requirements may change the cost. Thanks for your interest Tom

Q: Hi my name is Andrey, i am in the process of buying a house right now the only thing that is missing on the property is a beautiful garage-shop such as this one (Garage Plan G6040A). Is there any way to find out how much approximately the lumber and supplies will cost for this floor plan. Please let me know if that is possible. Thank you

A: The cost to build depends on many factors. We have seen our garage plans constructed for between $35 and $65 per square foot of space not including rough storage space. The class of finish will influence the cost greatly as will added living space. The cost of materials is about half of the total cost. Materials includes wood, roofing, siding, concrete and steel. The cost of windows and doors can vary greatly. Thanks Tom

Q: Dear Tom, I got the plans approved with a waiver on the “chapter 6”. Now, I’ve found a garage a 8x16 garage door I’d like to use. How can I fit a 8’ high door on the existing plan. Do I raise the garage at a minimum of 3” or is there a way to have a different size beam? Thanks, Ralph

A: You need a minimum of 12" over the door for the short radius tracks. !2" will allow the standard 4X12 header. You dont actually need top plates over the header. You can steel strap from the wall plates to the header. The existing 9' ceiling height will allow the 12" increase in door height. A glulam beam would be a little smaller. The truss roof version header can be replaced with a smaller header. The framed roof version needs the strong header to support the ridge. You can easily increase the ceiling height to allow plenty of clearance. Tom

Q: I got the plans approved with a waiver on the “chapter 6”. Now, I’ve found a garage a 8x16 garage door I’d like to use. How can I fit a 8’ high door on the existing plan. Do I raise the garage at a minimum of 3” or is there a way to have a different size beam? Thanks, Ralph

A: You need a minimum of 12" over the door for the short radius tracks. !2" will allow the standard 4X12 header. You dont actually need top plates over the header. You can steel strap from the wall plates to the header. The existing 9' ceiling height will allow the 12" increase in door height. A glulam beam would be a little smaller. The truss roof version header can be replaced with a smaller header. The framed roof version needs the strong header to support the ridge. You can easily increase the ceiling height to allow plenty of clearance. Tom

Q: I came across your website while surfing the net. I'm looking for plans to fit the following. Buildable footprint is 15.5 ft wide by 40 ft deep. One car garage. Want upstairs apartment with bath that must be accessed from inside garage due to setback limitations. I don't see it on your website but faq's suggest that you have plans that aren't on site. Suggestions?

A: Please look at our garage plan G1628A Your choices are dependent on your location. Many locations will allow you to purchase this plan and change its dimensions to fit your site. A strict location will require a custom plan. We can provide both. Thanks Tom

Q: I love your site! It's the first one I've found with a free materials list. I was wondering what it would cost for a set of your 32/36 chalet plans with the garage deleted, and if I could get a material list for that before hand so that I can get quotes on lumber packages. Thank you! Stephen

A: We have the H1485W (not shown on our site) that is the same as H1485A but no basement but crawl space instead. We sell it for $419. The materials list has not been created but it will be similar to H1485A materials list with no studs or siding below the main floor. I would use the H1485A materials list for a lumber cost and just decrease the cost by 5%. Thanks Tom

Q: Please look at modifications and give cost estimate to make changes. I traced over CO384B planes and added height to the loft area and two windows. We are looking for a snow load of 81psf. and wind of 85mph. Douglas

A: We can create your modified cabin plan including beam calculations and shipping for $476 and have it ready in about two weeks. Additional requirements may change the cost. Thanks Tom

Q: Cabin Plan C1098A is very close to what I am looking for in a floor plan The changes I need to make are I have an existing foundation 24X32 so it needs to be 2 feet longer than current plan need to move kitchen to other side of build bigger windows in living room Do you offer this type of modification? How much would that cost? Thanks Todd

A: We can create your modified cabin plan for $759 total cost which includes beam calculations and shipping of plans and have it ready in about three weeks. Additional requirements may change the cost. Thanks Tom

Q: Hi - I have seen your website after looking in many different places for a great shed design I am looking to build an oversized shed, but not the size of a double garage, with a Gabriel roof. The dimensions I am considering is L=24=28'. W = 14-16'. In addition a porch would be on the front and back of about 3-4'. The purpose of this construction is to store all the garden equipment, a small workshop, and loads of storage space above Do you have any plans that could fit this need, or could be modified? Many thanks Mark

A: Our S2416 plan should work for you.You can change the size, and move the door and windows around with out a custom plan.The small porches can be added by you. If you need a custom plan the cost would be about $350. Thanks Tom

Q: Hello from Wisconsin, We really love the garage plan G4228A. There are a few changes we’d like made. So, based on these changes, how much would this plan cost? 4-car garage, rather than a 3-car garageThe two garage doors should be 20 x 9 each instead of the 16 x 8 doors One garage door, back side of the building for a drive-thru on one of the two-car garages No dormers, skylights in place 10' walls made of 2x6 and a 10 pitch roof (requested by our builder) Depth 28' If you have a plan similar to this that’s already done, we’re open for changes. Thanks for your help. Deb

A: We can modify an existing plan to fit your description for $523 including beam calculations and shipping and have it ready in about two weeks. Thanks Tom

Q: Do you have a plan for a 12x up to 16x 24 one-room studio or guest house? I will buy to get complete plans and parts list. With best regards, Al

A: It looks like our C0384B might work just fine. You can eliminate the bedroom wall if desired. We have the S2416A shed which has a wood floor. We have several garage plans those sizes but with a concrete floor. To convert a garage to a one room studio just don't put in the garage door and add kitchen and bath. Tom

Q: Hi, We are in the planning phase of building a replacement garage. We like your plan G2430J but would like to request an estimate to make the following modifications: Need it 24 x 36, can you add another 6' in length? Building code here requires a 50# snow load, can you bring the design up to that higher number? We would like the 6' overhand and entry on the other side of the building, can you move that to the other side. Can you increase the overhang on non entry side to 2'? Can you alter the plan to use 2x6 studs in the walls to allow for more insulation and a stronger wall? Can you alter the foundation to provide a deeper footer? I think these were the major items. Please advise cost and if we approve the changes approximately how long does it take to get the final version? Thanks Michael

A: Thank you for visiting our web site. All of the changes you have detailed are easy changes for us. We can modify an existing plan to fit your description for $395 including beam calculations and shipping and have it ready in about two weeks. Thanks Tom

Q: Can you tell me what the differences are between G4228A and G4228C? The c plan has a smaller floor space? C also appears to have posts and why? Overhang 24"? Shouldn't the footer be down to frost level? I would like to go with the C plan but the material sheets are different. Looking at the sample, are there no details on walls or inside views? Thanks for your time, Rory

A: The main difference between the two plans is that G4228C has one large dormer and G4228A has two small dormers. Both have the same main floor area and G4228C has maybe ten more SF upstairs.
G4228A Main 1176 SF + Upper 723 SF = 1899 SF
G4228C Main 1176 SF + Upper 734 SF = 1910 SF
These are actual areas measured from the out side wall dimensions. The sales drawing numbers were not correct but have been corrected. The stairways are in different locations. G4228A has a wall detailed between the two main floor areas G4228C has a partial wall used for the stair and bracing. Both plans have a post to shorten the effective length of the ridge beam to 33' which reduces its size and cost. Both plans have 12" overhang. Footing depth below ground is 18" which is our standard. This is a customer adjustable dimension. You can download the free garage plan to see standard wall and foundation details.

Q: Just wanted to send you some pics of our cabin that we built this summer on our property near Antigo, Wisconsin using your on-line design. Turned out great! It is still a work in progress but we have been there on our days off and slowly finishing. We are using solar power, a composting toilet that we built, and a rain water collection system for washing so we are totally green and off the grid. It is truly our slice of heaven. Thank you for making these plans available to everyone on-line! It has truly made our dreams a reality! Thank you again. John

A: Great build. With your permission we will add these to our gallery. Thanks Tom

Q: How many prints are going to be mailed out and what's the price for additional copies of the prints? Thanks Jason

A: We send the master drawings and you can make as many copies as you need. Take the master to a blueprint shop, Kincos, Staples or any one with a large printer. The copies are about $1.50 each. Tom


Q: I'm ready to get the ball rolling on the addition blueprints. Is it possible to get something it writing before I send payment? A quick contract stating you will do the work as agreed upon plus agreeing that the blueprints will be accepted by the city Minneapolis - and if additional work is required to be accepted, I will not incur more charges. thanks, Noah

A: Our policy is that we will put anything on the drawing that is required for permit, bidding, and building as long as it is provided to us. We do not provide engineering or an engineers stamp. If your planning department requires engineering you must obtain it locally. The chances of the drawings going through Minneapolis permit without a problem are 85%. If your planning department gives you a detailed list of things to be changed or added then we will correct the drawings at no additional cost. If you change your input criteria then the cost may change. There are no refunds on custom plans. We will have spent nearly all the labor by the time the preliminary plans are sent. Thanks Tom

Q: Can the carport plan CPHR2 be built free standing on an existing slab? I am looking to add a covered parking structure to my property but would rather install the posts directly on the pavement vs. digging footings. Thank You, Roger

A: We provide two post base details that include a footing. One version has the treated post embedded into the footing. The other uses a steel bracket embedded into the footing. We also provide angle bracing from the posts to the roof beams which provide lateral bracing. The angle bracing alone may be sufficient for low wind areas. You would have to ask your planning department.

Q: Do these plans meet Montana code? Not located in town, so only standard building codes apply. Do you have a sample of the wall design or plan details? Thanks

A: We have had many of our plans built in Montana. We use IBC and IRC codes which is what Montana uses. Down load our free plans to check out our details and quality. Thanks Tom

Q: Hi, I live in Vacaville Ca. 95688. I believe it is a seismic 5 zone. Will these plans be Good to go as they are for a permit in my county or do I need a SE in Ca to stamp them? Chad

A: Our California plans conform with 2012 California code and seismic D1. Although we use the prescriptive code you may need an engineers stamp. If using trusses the truss manufacturer will provide engineering for the roof. Tom