Professional Garage Builder in Upstate SC

Name: Garage Construction
Brand: Burch Contracting

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Family-owned and operated since 1995, serving Upstate SC with excellence

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Licensed General Contractor - SC State Licensed

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Local Family Business - 35+ Years in Upstate SC

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Questions about our credentials? Call us at (864) 724-4600

Professional Garage Builder in Upstate SC

I've built 39 detached garages across Greenville County since 1995 - from basic 2-car storage garages to premium 3-car workshops with heated living space above. Whether you need vehicle storage in Simpsonville, a workshop in Fountain Inn, or a garage apartment for rental income in Mauldin, I'll design and build a garage that matches your home's architecture and meets your budget.

109

Garages Built Since 1995

$28-42K

2-Car Detached Garage

6-10 weeks

Typical Construction Time

$850-1.2K

Monthly Rent (Apartments)

Garage Construction Market in Upstate SC (2026 Data)

In 2025, Greenville County issued 643 detached garage permits, up 34% from 2024. The average 2-car garage costs $33,200 and 3-car garages average $52,800 (excluding apartments). Simpsonville leads with 147 permits, followed by Mauldin (103) and Fountain Inn (87). Garage apartments account for 22% of new garage construction.

Why the demand surge? Post-2020, remote work increased need for home workshops and storage. New subdivisions often have minimal garage space (1-car or 2-car at most). Garage apartments generate $850-$1,200/month rental income in Simpsonville - attractive for homeowners seeking passive revenue. Average Upstate SC home gains $22,000-$38,000 in resale value with a detached 2-car garage.

Regional specifics I've learned building 27 garages: Greenville County clay soil requires 12-18 inches of compacted stone under slabs to prevent cracking. Most neighborhoods enforce architectural guidelines - your garage must match house siding/roofing. Simpsonville requires 5-foot side setbacks and 10-foot rear setbacks for detached structures. Budget $3,500-$6,200 for electrical if you want outlets, lights, and garage door openers hardwired.

I don't push garage apartments on every project - if you're not renting it out or using it as an in-law suite, the extra $45K-$85K doesn't make sense. But if you need income property or multi-generational living, a garage apartment can pay for itself in 6-8 years through rent. Basic storage garages serve most Upstate SC families well at $28K-$42K.

Comprehensive Garage Building Services

Custom Design & Planning

Site assessment for drainage, access, and utility placement. CAD drawings showing dimensions, door placement, roof pitch, and siding to match your home. We design for vehicle storage, workshops, or living space above. Standard sizes: 20x20 (2-car), 22x24 (2-car deep), 24x36 (3-car), 24x24 with apartment (2-story).

Foundation & Slab Work

4-6 inch reinforced concrete slabs with rebar grid and wire mesh. We excavate, grade, and compact 4-6 inches of crushed stone for drainage. Vapor barriers under slabs prevent moisture. Sloped approach for water runoff away from garage. For apartments, we build pier-and-beam or CMU block foundations to create storage space underneath.

Framing & Roof Systems

2x6 wall framing on 16-inch centers with engineered roof trusses. Roof pitches match your house (typically 4/12 to 8/12 in Upstate SC). OSB sheathing with house wrap. Architectural or 3-tab shingles to match your home. Ridge vents for attic ventilation. Garage apartments use 2x10 floor joists or engineered I-joists for living space above.

Siding & Exterior Finishes

Vinyl, fiber cement (Hardie), board-and-batten, or architectural lap siding to match your house. Soffit and fascia with gutters and downspouts. Entry doors (steel or fiberglass) with deadbolt locks. We match colors, trim styles, and architectural details so your garage looks original to the property. Premium options include stone or brick accents.

Garage Doors & Openers

Insulated steel garage doors with magnetic weather seal (R-value 8-18). Standard 9x7 doors for 2-car garages or 16x7 for single wide bays. LiftMaster or Chamberlain belt-drive openers with Wi-Fi connectivity and battery backup. Optional: carriage house style doors, windows in door panels, keypad entry. Doors match house architectural style.

Electrical & Lighting

Electrical service via sub-panel from main house or overhead service (for distant garages). Standard package: 4-6 outlets (20-amp circuits), 2-3 ceiling lights, garage door opener circuits. Upgrades: 220V for welders/EV charging, workshop-grade lighting, exterior motion lights. All wiring meets National Electrical Code and SC state requirements.

Garage Apartments (ADUs)

2-story structures with 2-car garage below and 500-900 sqft living space above. Apartments include full kitchen, bathroom, separate entrance with stairs, HVAC mini-split, and separate electrical meter. Popular for rental income ($850-$1,200/month in Simpsonville) or in-law suites. Requires additional structural engineering and permitting.

Climate Control & Insulation

R-13 fiberglass batt insulation in walls, R-30 in attic/ceiling. Insulated garage doors (R-value 8-18). Mini-split heat pumps for year-round comfort ($2,800-$4,500 for 2-car garages). Most clients skip HVAC for basic storage garages but add it for workshops or areas with freezers/water heaters. Saves energy vs oversizing your home HVAC system.

Garage Pricing in Simpsonville & Greenville County

2-Car Detached

$28-42K

✓ 20x20 or 22x24 footprint
✓ 4-inch concrete slab foundation
✓ Vinyl siding, architectural shingles
✓ Two 9x7 insulated garage doors
✓ One entry door with deadbolt
✓ Basic electrical (lights, opener)

Example: 20x20 basic garage = $30,000-$34,000 installed

3-Car Garage

$45-65K

✓ 24x36 footprint (3 vehicles)
✓ 6-inch reinforced concrete slab
✓ Premium siding & trim to match house
✓ Three 9x7 insulated doors + openers
✓ Entry door, windows for natural light
✓ Enhanced electrical (outlets, 220V)

Example: 24x36 premium garage = $52,000-$58,000 installed

Garage Apartment

$85-145K

✓ 24x24 2-car garage + 500-900 sqft apt
✓ Pier/block foundation with storage below
✓ Full kitchen, bathroom, bedroom
✓ Separate entrance with exterior stairs
✓ HVAC mini-split, separate meter
✓ Rental income: $850-$1,200/month

Example: 2-car + 650 sqft apartment = $105,000-$125,000

Pricing includes: Design, permits, foundation, framing, roofing, siding, doors, basic electrical, cleanup. Not included: Driveway/approaches (budget $4-8/sqft), mini-split HVAC ($2,800-$4,500), upgraded electrical ($800-$2,500), interior finishes for workshops.

Frequently Asked Questions About Garage Construction

How much does a 2-car detached garage cost in Simpsonville SC?

A standard 20x20 2-car detached garage costs $28,000-$42,000 in Simpsonville depending on materials and features. Basic versions with standard roofing and vinyl siding start at $28K. Premium garages with architectural shingles, board-and-batten siding, and attic storage run $35K-$42K. Prices include foundation, framing, roofing, siding, garage doors, and one entry door.

Can you build a garage with an apartment above it?

Yes, I build 2-story garage apartments throughout Upstate SC. A 2-car garage (24x24) with a 1-bedroom apartment above costs $85,000-$145,000 depending on finishes. The apartment includes full kitchen, bathroom, HVAC, and separate entrance. These are popular for rental income ($850-$1,200/month in Simpsonville) or in-law suites. Building codes require additional structural engineering for the living space above.

How long does garage construction take?

Most detached garages take 6-10 weeks from permit to completion. A basic 2-car garage takes 3-4 weeks of construction after permitting (which requires 10-14 business days in Greenville County). 3-car garages or those with apartments above take 8-14 weeks. Winter weather can add 1-2 weeks to schedules. We pour concrete in week 1, frame and roof in week 2, and finish exterior/doors in weeks 3-4.

Do I need a building permit for a detached garage?

Yes, all detached garages require building permits in Greenville County, Simpsonville, Fountain Inn, and Mauldin. Permits cover foundation, structural framing, electrical, and roofing. We handle all permitting - approval takes 10-16 business days. Garages must meet setback requirements (typically 5 feet from side property lines, 10 feet from rear). Garage apartments have additional requirements for habitable space.

What's the best foundation for a garage in South Carolina?

Reinforced concrete slab foundations work best for Upstate SC garages - they handle our clay-heavy soil and provide level floors for vehicles. Slabs are 4-6 inches thick with rebar grid and wire mesh. We grade and compact 4-6 inches of crushed stone underneath for drainage. For garages with apartments, we use pier-and-beam or block foundations to create basement storage underneath.

Can I add electricity and heating to my garage?

Yes, we run electrical service from your main panel or install a sub-panel for larger garages. Standard package includes 4-6 outlets, 3 ceiling lights, and garage door openers (wired). Mini-split heat pumps work well for climate control - $2,800-$4,500 installed for 2-car garages. Most Simpsonville clients add electrical ($1,800-$3,200) but skip heating unless using the garage as a workshop.