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This page last updated on 29 July 2010;  Copyright ©;  All rights reserved by Pacific Modern Homes, Inc. (PMHI)

 

Standard Pre-Engineered Garage Package Specifications

 

This detailed outline clarifies what is included in a typical PMHI Garage Package.

 

To view our Residential Domestic Packages, please go to Domestic Package Specifications.

 

 

 

 

 

1. WALL PANELS: Up to 12' long, and 8' tall factory assembled in to wall panels per the current California Building Code (CBC.) consisting of the following materials (9' and 10' tall walls are optional):

 

(a) WALL FRAMING: Dry 2"x 4" (2"x 6" optional) 16" on center (oc) dry Douglas Fir studs on walls. All panels have second top plate shipped loose for job site installation.

 

(b) WINDOWS: Dual-glazed 5'0"wide x 3'6" high slider, in vinyl frame with woven pile weather stripping and vinyl glazing. Other window sizes are standard options. Windows are installed, caulked, and flashed per U.B.C. and window manufacturers' specifications. Screens included for all operable windows.

 

(c) EXTERIOR SIDING: 19/32" Oriented Strand Board (OSB) SmartPANEL siding, primed and embossed with 8" on center kerf pattern (other patterns and materials optional; OSB SmartLAP and cement fiber lap sidings for job site application over OSB sheathing optional). Walls that require roof flashing, tie downs and/or shear straps (garage wing walls), may have siding shipped loose for job site application.

 

(d) EXTERIOR SHEATHING: 3/8" OSB sheathing in lieu of siding is a standard option. Factory installed when stucco or other job site applied sidings are to be used.

 

(e) BUILDING PAPER: TYPAR "House Wrap" under all factory installed siding and shipped loose for field installation under all supplied loose siding.

 

2. TREATED PLATE FOR SLAB FOUNDATION: Pressure treated to be field installed prior to erection on all exterior walls of panels (see slab foundation plan details).

 

3. DOUBLE TOP PLATE: Shipped loose for field installation on all walls (see plan details).

 

4. CORNER AND PANEL JOINT STUDS: Pre-cut for field installation at all exterior corners and at lap of building paper at panel joints. See plan details and panel plan cover page.

 

5. BEAMS, POSTS & HEADERS: Sized per plan:

 

(a) DOOR HEADER & OTHER STRUCTURAL BEAMS AND POSTS, NOT EXPOSED: Solid Douglas Fir or Glu-Lam Beams.

 

(b) EXPOSED BEAMS AND POSTS: Solid #1 Douglas Fir.

 

(c) WINDOW AND DOOR HEADERS: Solid Douglas Fir up to design limits, then Glu-Lam Beams.

 

8. ROOF TRUSSES : Engineered and manufactured per plan. Eave blocks and outlookers pre-cut. Truss ties and gable truss bracing provided per engineering. 4/12 roof slope standard. Other slopes optional by custom plan quote only.

 

9. FIELD BRACING AND MISCELLANEOUS BLOCKING: 2"x 4" and 2"x 8".

 

10. SLIDING GLASS DOOR AND SCREEN: Optional. Same frame style and color as windows. Installed in wall panels when practical, else shipped unassembled for job site installation.

 

11. ACRYLIC CAULK: 1/10 gallon tubes shipped loose for field installed windows, exterior doors and mudsill.

 

12. NAILS, METAL TIE PLATES, SPLICE PLATES, "Z" BAR,  FRAMING HANGERS AND HARDWARE, ETC.: Per plan, UBC, or engineer's specifications.

NOTE: FOUNDATION ANCHORS AND HOLD DOWNS: Not included (should have already been installed in concrete foundation slab at time of garage package delivery).

 

13. GARAGE VENTS: 6"x 14" 1/2" vents, shipped loose.

 

14. DOORS: Pre-hung fiberglass insulated door with combo sills and weather stripping. All doors include temporary construction lockset.  All doors are shipped pre-hung for job site installation in factory framed openings..

 

(a) GARAGE SIDE DOOR: 3068 "slab" door. (Single fixed light or 9-panel door optional).

 

(b). CAR DOOR: Not Included in base package price. We recommend that the door be ordered and installed by local door company.

 

15. GABLE SHEATHING AND GARAGE BEAM COVERING: Same as exterior siding/sheathing, shipped loose for field application.

 

16. ROOF FIELD SHEATHING: 15/32" OSB (19/32" and 23/32" optional)

 

17. ROOF OVERHANG EXPOSED SHEATHING: 1/2" CCX plywood (5/8" and 3/4" CCX optional).

 

18. BARGE RAFTERS AND FASCIA: 5/4 x 6" Smart-Trim (primed, embossed engineered lumber) shipped loose for job site application per plan.

 

19. EXTERIOR WINDOW, DOOR, CORNER, EAVE & RAKE TRIM: 5/4 x 4 and 5/4 x 6 Smart-Trim (primed, embossed engineered lumber) shipped loose for job site application per plan.

 

20. EAVE VENTS: One metal screen vent in lieu of every fourth eave block for trusses.

 

21. GABLE VENTS: Metal 14"x 24" gable end vents located per plan.