24×24 Two-Story Garage
with Bonus Room & Mudroom
A complete project management package — CSI cost estimate, 14-week build schedule, framing scope of work, and presentation script — prepared for Susan Quinlan in Suffield, Connecticut.
Project Overview
This package documents all deliverables for a new attached garage structure in Suffield, Connecticut. The project involves constructing a 24-foot by 24-foot two-story garage with a fully habitable, heated bonus room on the second floor, a finished straight-run staircase, a ductless mini-split heating system, and a fully enclosed mudroom connector to the existing primary residence. All work is governed by the 2022 Connecticut State Building Code and local Suffield Building Department regulations.
Structure
- ▸24×24 two-story garage
- ▸Heated bonus room (2nd floor)
- ▸Finished straight-run staircase
- ▸Enclosed mudroom connector
Openings
- ▸2 mudroom doors (front & back)
- ▸4 mudroom windows (2 front, 2 rear)
- ▸2 bonus room windows
- ▸1 sectional garage door (16'×7')
Code Requirements
- ▸42" frost walls (CT code)
- ▸R-38 ceiling / R-21 walls
- ▸100A electrical sub-panel
- ▸Ductless mini-split HVAC
CSI Cost Estimate
All-in pricing per trade — materials and labor combined. Calibrated to 2025 Hartford County, CT market rates.
| Trade / Phase | Estimated Cost |
|---|---|
| Site Prep & Mobilization | $9,700 |
| Foundation — 42" Frost Walls & Concrete Slab | $15,700 |
| Rough Framing — Garage, Bonus Room & Staircase | $56,200 |
| Mudroom Connector & House Tie-In | $11,500 |
| Roofing — Architectural Shingles & Ice/Water Shield | $9,500 |
| Exterior — Siding, Trim & Flashing | $14,700 |
| Total Project Estimate | $161,500 |
All-in pricing per trade. Does not include building permit fees (~$1,500–$2,500), structural engineering stamp (~$1,500–$2,500), or owner-furnished items. Final contract price subject to signed agreement.
14-Week Build Schedule
Estimated start: May 5, 2026 — Estimated completion: August 11, 2026 · Includes 2 buffer weeks for unforeseen conditions
Suffield Building Department — Required Inspection Milestones
⚑ All inspections require 24-hour advance notice to Suffield Building Dept. at (860) 668-3878. Do not cover work until inspected and approved.
Framing Subcontractor Scope of Work
Ready to issue to framing subcontractors for competitive bid solicitation. Covers all structural elements from sill plates through ZIP System sheathing.
First Floor Garage Framing
Install pressure-treated sill plates over 42" frost walls. Wall framing: 2×6 studs at 16" OC for R-21 insulation compliance. Frame all openings including the 16'×7' overhead garage door and service door. All headers sized per structural drawings using LVL beams where specified.
Second Floor & Bonus Room
Install engineered floor joist system (I-joists or open-web trusses) with proper bearing and blocking. 3/4" T&G OSB subfloor, glued and screwed. Roof framing to accommodate R-38 ceiling insulation as required by the Connecticut energy code for habitable spaces.
Finished Staircase
Furnish and install a finished straight-run staircase from the first-floor garage to the second-floor bonus room. Oak treads, painted risers, code-compliant handrail and guardrail. Minimum 36" clear width, 7¾" max riser, 10" min tread per IRC §R311.7. Blocking in all adjacent walls for handrail attachment.
Mudroom Connector
Frame mudroom walls and roof structure connecting garage to existing house. Rough openings for 2 exterior doors (front and rear) and 4 windows (2 front-facing, 2 rear-facing). Install thermal break sill seal gasket where heated mudroom sill plate meets the unheated garage — required by CT code. Flash and integrate mudroom roof with existing house structure.
Exterior Sheathing (ZIP System)
Install ZIP System structural panels on all walls and roof. Fasten per manufacturer's nailing schedule. Tape all panel seams, corners, and rough openings with manufacturer's approved flashing tape to create a continuous air and water barrier.
Key Code Compliance Requirements
Presentation Script
A 7-slide spoken narrative for client meetings or subcontractor kickoffs. Each slide includes a complete speaker notes block ready to deliver verbatim or adapt as talking points.
Title Slide
Introduction and project identification for the Suffield, CT garage build.
Project Overview & Scope
24×24 footprint, two-story structure, finished staircase, mudroom with front/back doors and 4 windows (2 front, 2 rear).
Budget & CSI Cost Estimate
11 trades, all-in pricing. 20% gross margin included. Total contract price $161,500.
The 14-Week Build Schedule
Color-coded 14-week Gantt chart (May 5 – Aug 11, 2026) with 2 buffer weeks for unforeseen conditions.
Critical Inspection Milestones
All 6 Suffield Building Dept. inspections mapped to the 14-week schedule as red diamonds.
Framing Subcontractor SOW
Finished staircase, engineered floor system, mudroom thermal break, CT 42" frost wall, and inspection obligations.
Next Steps & Q&A
Permit application, bid solicitation, structural engineering stamp action items.
Immediate Next Steps
Submit Permit Application
Apply via the Suffield Building Dept. online portal at suffieldct.portal.opengov.com. Contact Michael Addington at (860) 668-3878 to confirm current fee schedule.
Solicit Framing Bids
Issue the Framing Scope of Work to a minimum of 3 qualified framing subcontractors. Ensure bids explicitly address the shed dormer structural complexity and CT frost wall requirements.
Commission Structural Engineering
Engage a licensed CT structural engineer to stamp drawings for the shed dormer. Budget $1,500–$2,500. Required before permit approval for the dormer modification.
Finalize Sub-Contractor Bids
Solicit bids for concrete, electrical, HVAC, and roofing. Use the CSI Estimate as your bid-leveling baseline. Target award by end of April for a May 5 start.
Murfdog Inc.
General Contractor of Record — Since 2003