Flex Space Garage Remodel in Beaverton, OR

Garages like this one tend to become catch-alls over time. This 1960s ranch home had all the usual constraints: dark interiors, no insulation, limited storage, and mechanicals left fully exposed. What the space lacked in comfort and usability, the family made up for with a clear vision. They wanted a bright, flexible area where their young child could play, along with a more secure and functional setup along the side of the home.

Working closely with our clients, along with spatial designer Robin Koch of Array Designs and interior designer Tasha Welch, this garage remodel project took shape around both lifestyle and budget. Each decision was refined along the way to balance practicality, design, and long-term use.

Project Scope and Key Improvements

We completed the following work below:

Foundation

  • We removed the garage door, poured a new foundation stem wall, tied it into the existing foundation wall, and enclosed the area to match the existing cedar siding on the house.

Sheathing & Siding

  • Framed in a new exterior wall where the garage door previously was placed.

    Installed plywood sheathing and an exterior and interior vapor barrier.

Framing & Drywall

  • Built a 2’ x 8” facade wall to cover the foundation stem wall on the storage side of the area in order to have a flush wall for the cabinet install and a superior insulation R-value resulting from the increased wall depth.

    We built a facade wall covering the back of the chimney and installed a fireplace cleanup access panel.

    We built an enclosure with two doors around the existing furnace, water heater, and the new AC, including installing an access panel for the furnace.

Heating, Venting, Air Conditioning (HVAC)

  • We removed the old wire mesh screen for air intake, built and poured a concrete form to fit a new, properly sized vent that will stop insects and rodents from entering but still allow for proper air inflow.

    We installed a new furnace/AC air register to make sure the space had conditioned air and would be comfortable year-round.

    We added R-30 insulation (R-21 is the minimum required by code) to the perimeter walls to make up for any additional heat loss that would come from the new windows, added enough blown-in insulation for the attic space to reach an R-69 insulation value (minimum to code is R-39), and furred out and insulated the concrete stem wall to R-21 as per code.

    Installed fire caulking around all penetrations to the attic and to the main house for superior fire protection.

Windows

  • We added a 6’ x 18” long ribbon window where the garage door used to be, above shoulder height to allow light to come in while still retaining privacy from the street.

    We also added two 3’ x 4’ windows and one 4’ x 5’ window along the side of the house to allow for better lighting and a more open feel.

Electrical

  • Our clients were interested in installing AC as well as a future planned master bedroom addition, so we advised them to upgrade to 200 amps in order to fulfill all future electrical needs, as the existing electrical service was only 100 amps. We upgraded the panel to 200 amps and brought the electrical intake up to code height.

    Added a dedicated circuit for the AC, an exterior quick-connect plug for hardwiring the AC, and an interior duplex outlet for the AC condensate pump.

    Added a motion sensor security light on the back door for visibility and safety as per code, as well as an external GFCI outlet below it.

    We added 4 can lights and a dimmer switch for the main room, and 2 can lights and a dimmer switch for the smaller laundry and storage room.

    Under-mounted cabinet lighting for the work desk and the upper cabinet above the laundry folding cabinet.

    Added a duplex outlet for the flat screen TV.

Plumbing

  • During the construction process, the 9-year-old water heater failed and began to leak. We removed it and installed a new water heater with a gravity-fed line that carries any leaking water outside of the house, preventing future flooding and saving our clients the future cost of removing and replacing the entire floor when the water heater reaches the end of its lifecycle.

Storage and utility design features

  • Stackable washer and dryer increased the overall usable footprint of the space.

    Laundry folding countertop and cabinet (upper and lower).

    Full-size storage cabinet for a vacuum and other items.

    Reading nook with bench storage underneath.

    Entertainment area with a large flat screen TV for watching TV and gaming.

    Custom-made office desk with area for books and file storage, a custom-made coat hanger, shelving, and beveled inset window trim using grade #1 maple with a natural finish.

    We built a decorative cover for the sprinkler system controller and covered all the exposed electrical lines with rectangular wire covers for a cleaner aesthetic.

A Completed Flex Space Built for Comfort and Growth

Our clients now have upgraded electrical capacity and the comfort of knowing they are prepared to expand with the future planned master bedroom addition, along with peace of mind that the new water heater will never flood the space if it leaks.

  • The walls and attic are now properly insulated, increasing energy efficiency, and are protected with an interior and exterior vapor barrier.

  • The ceiling joists are reinforced where necessary, and the new attic access door provides safe attic access.

  • The attic is now ready, with a little bit of modification in the future, to provide even more storage.

  • The new cabinets provide much-needed storage space, and clothes can now be folded in the laundry room before being taken into the house instead of the living room.

The new flex space can be used interchangeably as a fun and large playroom for the family’s little one, an entertainment/TV area perfect for video games, and right next to that, a secondary, brightly lit home office that offers the privacy needed for a productive day!