Garage Conversion Proposal
Prepared for Fanny’s review while Fresh Start confirms trade pricing for converting the attached garage into two additional bedrooms for her personal care home.
Client
Fanny
Personal care home owner
Project Address
1312 Harbins Rd.
Dacula, Georgia
Proposed exterior conversion
Former garage opening converted to read as part of the residence.
Project Type
Garage-to-two-bedroom conversion
Property
1312 Harbins Rd., Dacula, GA
Design Credit
Brigitte Maddox, Lead Designer and Draftsman
Proposal Date
May 8, 2026
01 · Existing Conditions
Documented garage conditions before conversion.
The existing photos establish the exterior garage opening and the interior construction conditions that should be addressed before the space becomes finished bedroom area.
Existing front exterior
Current garage elevation before conversion work begins.
Garage interior — angle one
Existing slab, wall, ceiling, and garage-door conditions.
Garage interior — angle two
Secondary view documenting the conversion footprint.
02 · Layout Recommendation
Recommended layout based on the proposed rear-window placement.
The garage does not currently have windows driving the bedroom arrangement. The recommended layout is based on the proposed new windows along the back side of the home; once those windows are placed for natural light and egress, the two bedrooms must conform to the shown arrangement. The hallway and closets are planned to remain ADA compliant, leaving only a few square feet available for creative architectural adjustment.
Bedroom #1: approximately 10'-0" × 11'-0".
Bedroom #2: approximately 10'-0" × 12'-3".
Planning intent: maximize room comfort first, then reserve practical closet and storage areas.
Dimensioned layout drawing
The drawing remains visible for reference, with the recommended arrangement carried forward because the proposed rear-window placement determines the practical bedroom locations after the windows are added.
03 · Proposed Finish Direction
Residential finish direction for client review.
These renderings communicate the intended bedroom character so the client can understand the proposed finish level before the contractor completes pricing with subcontractor numbers.
Pricing status
This proposal is being organized for client review while the contractor sends each trade its portion of the work. Final dollar amounts should be entered after subcontractor pricing is returned and reviewed.
04 · Scope of Work
Scope to be priced before final quote release.
The work scope below is organized for contractor and subcontractor pricing. Bedroom placement is governed by the proposed rear-window locations, not existing garage windows, while ADA-compliant circulation and closet requirements limit the remaining room for architectural adjustment.
Site preparation and protection
Protect adjacent finished areas, verify final wall layout, and prepare the garage area for construction.
Demolition and removals
Remove or modify garage-door components, tracks, fixtures, shelving, and items that interfere with the conversion.
Exterior garage-door infill
Frame and weather-protect the former garage-door opening, including insulation, sheathing, trim, and matching exterior finish selections.
Concrete floor raise and preparation
Pour concrete to bring the garage floor up approximately 8 inches, prepare the new surface for finished living-space use, and coordinate transitions at adjacent areas.
Interior framing
Frame two bedrooms, efficient closets, hall circulation, storage, new door openings, and blocking per the approved layout.
Insulation and conditioning
Insulate new exterior infill areas and coordinate the selected heating and cooling strategy for bedroom use.
Electrical and life-safety rough-in
Provide outlets, switches, lighting, alarms, and related electrical finish items subject to final permit and inspection requirements.
Drywall, paint, trim, and doors
Install, finish, sand, prime, paint, and trim new walls and affected ceiling/wall areas with residential-grade finishes.
LVP flooring and closeout
Install LVP flooring, complete final cleanup, and prepare the converted bedrooms for owner walkthrough.
05 · Subcontractor Bid Packages
Trade downloads for final pricing.
The contractor can share these trade-specific portions with subcontractors to collect numbers before the final client quote is completed. Each letterhead PDF separates the work by bid category so pricing can be returned with clear assumptions, exclusions, and schedule notes.
Demolition + garage-door infill
Selective demolition, removals, former garage opening infill, exterior weather protection, sheathing, trim, and finish coordination.
Concrete floor raise + LVP
Concrete pour to raise the garage floor approximately 8 inches, transition coordination, floor preparation, and LVP installation.
Framing + interior finishes
Bedroom framing, closet and hall framing, drywall, paint, trim, doors, blocking, and finish coordination around the selected layout.
Electrical + HVAC + life safety
Electrical rough-in and devices, lighting, alarms, HVAC pricing, and personal-care-home life-safety coordination items.
06 · Quote & Investment
Final amounts pending subcontractor returns.
Pricing fields remain open because the contractor still needs trade numbers for the relevant portions of work. Once subcontractor pricing is returned, Fresh Start can enter the completed investment totals for client approval.
Client Quote — Pending Trade Pricing
Pending Trade Pricing07 · Clarifications
Items to confirm before final contract execution.
The conversion is for bedroom use in a personal care home environment, so life-safety, egress, HVAC, permitting, and accessibility questions should be resolved before construction begins.
Permit, inspection, and local authority requirements should be confirmed before construction begins.
Personal care home requirements may affect smoke detection, emergency lighting, door hardware, fire/life-safety, accessibility, and egress needs.
Final HVAC method should be confirmed after determining whether the existing system can serve the added finished area or whether a dedicated mini-split is preferred.
Exterior infill finish, window selections, LVP flooring selection, lighting, and trim profiles should be approved before the final contract is signed.
The proposal includes the necessary construction components for the garage conversion except plumbing, because no plumbing work is needed for this two-bedroom layout.
08 · Client Acceptance
For signature after final pricing is entered.
This section should be signed after subcontractor numbers are returned, final quote amounts are entered, and the client confirms the stated scope, assumptions, clarifications, and exclusions. Any work outside the written scope should be handled by written change order.
Design attribution
Brigitte Maddox, Lead Designer and Draftsman