Garage Construction Project

Loft Flooring Plan

12 min read

Loft Flooring Plan

Purpose: Select and install flooring for the garage loft that serves current needs (office, home theater, hangout area) while remaining apartment-ready for future conversion.

Timeline: Post-construction finish phase (2026)

Philosophy: Balance cost-effectiveness with quality—prioritize durability, sound dampening for home theater use, and aesthetics that complement the main house’s honey oak floors.

Project Context

Loft Area: 560 sq ft (not including dormer floors) Subfloor: 3/4” OSB (glue-and-screw installed December 2025 with Titebond adhesive) Current Use: Office, home theater, hangout/entertainment area Future Use: Potential apartment conversion HVAC: Mini-split planned (no radiant floor heat in loft) Thermal Envelope: Split design—loft insulated from garage below via R-49+ attic floor insulation

Style Goal: Light oak/blonde wood tones to complement the house’s existing honey oak hardwood floors. The loft interior can have its own character, but should feel cohesive with the property’s overall design language.

Flooring Requirements

Functional Requirements

  • Apartment-Ready: Durable enough for rental use; easy to clean and maintain
  • Office Comfort: Suitable for rolling office chairs; comfortable for standing
  • Home Theater: Sound dampening to reduce footfall noise and improve acoustics
  • Moisture Tolerant: Handles thermal boundary conditions (potential condensation)
  • Pet-Friendly: Scratch and stain resistant (future apartment consideration)

Installation Requirements

  • DIY-Friendly: Click-lock floating installation preferred
  • OSB Compatible: Works over 3/4” OSB subfloor
  • Underlayment: Must accommodate separate acoustic underlayment

Budget Target

  • Primary Range: $2,100-2,800 (mid-range materials + quality underlayment)
  • Premium Consideration: Up to $3,500-4,200 if significant benefits justify cost

Primary Recommendation: Luxury Vinyl Plank (LVP)

Why LVP for This Space

Advantages:

  • 100% waterproof (critical for thermal boundary location)
  • Extremely durable (20+ mil wear layer resists scratches, dents)
  • Apartment-standard flooring (tenants expect it; easy turnover)
  • Comfortable underfoot with proper underlayment
  • DIY installation (click-lock floating, no glue/nails)
  • Easy maintenance (sweep, mop with pH-neutral cleaner)
  • Excellent value (8-15 for hardwood)

For Home Theater:

  • Softer than tile/hardwood (reduces impact noise)
  • Pairs well with acoustic underlayment
  • Area rugs can add additional sound absorption in seating area

Why NOT Carpet:

  • Harder to clean for apartment turnover
  • Absorbs spills and odors
  • Looks dated faster
  • More difficult to replace sections

LVP Product Recommendations

Understanding LVP Specifications

Wear Layer Thickness (Critical):

  • 6 mil: Light residential use, entry-level
  • 12 mil: Standard residential, moderate traffic
  • 20+ mil: Heavy residential/commercial, maximum durability
  • Recommendation: 20+ mil for apartment-ready durability

Core Types:

  • SPC (Stone Polymer Composite): Rigid, stable, better thermal tolerance
  • WPC (Wood Polymer Composite): Softer, quieter, better sound absorption
  • Recommendation: WPC preferred for home theater sound absorption; SPC acceptable

Attached Pad:

  • Some LVP includes pre-attached underlayment
  • Generally thinner than separate acoustic underlayment
  • Recommendation: Separate underlayment for maximum sound dampening

Mid-Range Options (RECOMMENDED) - $3-4/sq ft

Lifeproof 22 MIL (Home Depot Exclusive) ⭐ BEST VALUE

Why Recommended:

  • Excellent durability at mid-range price
  • Available locally at Home Depot
  • PetProof technology (scratch resistant)
  • Wide selection of light oak/blonde tones

Specifications:

  • Wear Layer: 22 mil (heavy residential)
  • Core: SPC rigid core
  • Thickness: 8.7mm total
  • Plank Size: 8.7” W × 48” L (modern wide plank)
  • Installation: Click-lock floating
  • Warranty: Lifetime residential

Recommended Colors (Light Oak/Blonde):

Color NameDescriptionPrice/sq ft
Sterling OakWarm honey-blonde, closest to house floors$3.28
Fresh OakLight natural oak, clean modern look$3.28
Trailing OakBlonde with subtle grain variation$3.28
Honey OakClassic honey tone$3.28

Where to Buy:

Cost Estimate (560 sq ft + 10% overage = 616 sq ft):

  • Materials: 616 × 2,020**
  • Cartons needed: ~31 cartons (20.1 sq ft/carton)

Mohawk SolidTech Plus

Why Consider:

  • Extra-wide 9” planks (premium appearance)
  • 25 different wood-look patterns
  • Excellent durability rating

Specifications:

  • Wear Layer: 20 mil
  • Core: WPC (softer, quieter underfoot)
  • Thickness: 6.5mm
  • Plank Size: 9” W × 60” L (extra wide and long)
  • Installation: Uniclic click-lock
  • Warranty: Lifetime residential

Recommended Colors:

  • Blonde Maple
  • Natural Hickory
  • Harvest Oak

Where to Buy:

Cost Estimate: ~2,156-2,464**

Premium Options - $4-6/sq ft

Shaw Floorte Pro Anvil Plus 20 MIL ⭐ PREMIUM PICK

Why Consider:

  • Commercial-grade durability (20 mil wear layer)
  • ArmourBead finish (extra scratch/stain protection)
  • Attached acoustical pad (reduces need for thick underlayment)
  • Excellent reviews and long track record

Specifications:

  • Wear Layer: 20 mil with ArmourBead
  • Core: SPC rigid core
  • Thickness: 4.4mm + attached pad
  • Plank Size: 6.93” W × 48.03” L
  • Installation: Click-lock floating
  • Warranty: Lifetime residential, 15-year commercial

Recommended Colors (Light Oak):

Color NameSKUPrice/sq ft
Chatter Oak2357V-00295$3.99-4.29
Clean Pine2357V-07063$4.29
River Bend Oak-$3.99

Where to Buy:

Cost Estimate (560 sq ft + 10% overage = 616 sq ft):

  • Materials: 616 × 2,556**
  • Cartons needed: ~22 cartons (27.73 sq ft/carton)

COREtec Plus HD

Why Consider:

  • Premium brand reputation
  • WPC core with integrated cork backing
  • Embossed-in-Register (EIR) texture (realistic wood feel)
  • Best sound absorption of any LVP

Specifications:

  • Wear Layer: 20 mil
  • Core: 8.5mm WPC rigid core
  • Integrated Cork Backing: Natural sound dampening
  • Installation: Click-lock floating
  • Warranty: Lifetime residential, 10-year commercial

Recommended Colors:

  • Traverse Oak
  • Nantucket Oak
  • Plainview Oak

Where to Buy:

Cost Estimate: ~3,700+**

Note: COREtec is premium pricing. The integrated cork backing provides excellent acoustics but may be overkill if using separate acoustic underlayment. Better value with Shaw + SoundGuard underlayment.

Budget Option - $2.50/sq ft

Lifeproof 6 MIL Entry Level

Specifications:

  • Wear Layer: 6 mil (light residential only)
  • Core: SPC rigid core
  • Thickness: Thinner profile
  • Warranty: Lifetime residential (with limitations)

When to Consider:

  • Tight budget constraints
  • Low-traffic use only
  • Temporary flooring before apartment conversion

Cost Estimate: 616 × 1,534**

Caution: 6 mil wear layer may show scratches and wear within 5-7 years in moderate traffic. Not recommended for apartment conversion durability.

Underlayment for Sound Dampening

Understanding Acoustic Ratings

STC (Sound Transmission Class):

  • Measures airborne sound blocking (voices, TV, music)
  • 50+ = Good | 60+ = Very Good | 70+ = Excellent

IIC (Impact Insulation Class):

  • Measures footfall/impact noise reduction
  • 55+ = Good | 65+ = Very Good | 72+ = Excellent (condo standard)

For Home Theater:

  • IIC rating is more important (footsteps, furniture movement)
  • Higher ratings = less sound transfer to space below

Premium Underlayment - Best for Home Theater

SoundGuard ProMat ⭐ BEST ACOUSTICS

Why Recommended:

  • Highest ratings available: IIC 87, STC 83
  • Specifically designed for sound-sensitive applications
  • 3mm closed-cell EVA core
  • Built-in moisture barrier

Specifications:

  • IIC Rating: 87 (exceptional)
  • STC Rating: 83 (exceptional)
  • Thickness: 3mm
  • Roll Size: 100 sq ft per roll
  • Weight: 8 lbs per roll (lightweight)

Where to Buy:

Cost Estimate (616 sq ft):

  • 7 rolls needed (700 sq ft)
  • Estimated: ~616-924**

Total with Premium Underlayment:

  • Lifeproof 22 MIL: 770 = $2,790
  • Shaw Anvil Plus: 770 = $3,326

Mid-Range Underlayment - Best Value

QuietWalk LV ⭐ RECOMMENDED VALUE

Why Recommended:

  • Excellent acoustic ratings for the price
  • Built-in vapor barrier (DriWick technology)
  • Widely available at Home Depot/Lowe’s
  • Lifetime warranty

Specifications:

  • IIC Rating: 71 (very good)
  • STC Rating: 66 (very good)
  • Thickness: 1.4mm
  • Material: Premium recycled felt

Available Sizes:

SizeCoverageHome Depot Price
100 sq ft rollSmall project~0.44/sq ft)
200 sq ft rollMedium project~0.44/sq ft)
300 sq ft rollLarge project~0.44/sq ft)
360 sq ft rollLarge project~0.44/sq ft)

Where to Buy:

Cost Estimate (616 sq ft):

  • 2× 360 sq ft rolls = 720 sq ft coverage
  • Cost: 2 × 316** (~$0.44/sq ft)

Total with QuietWalk:

  • Lifeproof 22 MIL: 316 = $2,336
  • Shaw Anvil Plus: 316 = $2,872

Budget Underlayment Options

Roberts Felt Underlayment (3mm)

  • IIC: 69 | STC: 66
  • Self-adhesive overlap for easy installation
  • Recycled fiber construction
  • ~$0.35-0.45/sq ft

Dekorman Underlayment

  • IIC: 68 | STC: 65
  • Closed-cell foam construction
  • Moisture/mold resistant
  • ~$0.30-0.40/sq ft

Alternative Flooring Options

While LVP is the primary recommendation, here are alternatives worth considering:

Engineered Hardwood

Pros:

  • Premium appearance
  • Can be refinished 1-2 times
  • Higher perceived value for apartment

Cons:

  • Higher cost ($4-10/sq ft)
  • More sensitive to moisture
  • Requires professional installation
  • Not as DIY-friendly

When to Consider: If willing to invest significantly more for premium appearance and long-term value.

Carpet Tiles (Modular Carpet)

Pros:

  • Best acoustics of any flooring option
  • Replace individual tiles if damaged
  • Soft, comfortable underfoot
  • Easy DIY installation

Cons:

  • Less durable for apartment turnover
  • Shows wear and stains faster
  • Considered dated by some tenants
  • Harder to clean thoroughly

When to Consider: If home theater acoustics are the absolute top priority and apartment conversion is uncertain or distant.

Product Example: Interface FLOR tiles, $4-8/sq ft

Laminate Flooring

Pros:

  • Most budget-friendly hard surface
  • Wide style selection
  • Easy DIY installation

Cons:

  • Not waterproof (swells with moisture exposure)
  • Less durable than LVP
  • Hollow sound without quality underlayment
  • Shorter lifespan (10-15 years)

When to Consider: Only if budget is extremely tight. Not recommended for this project given moisture concerns at thermal boundary.

Cost Comparison Summary

Materials Only (560 sq ft + 10% overage)

OptionFlooringUnderlaymentTotal Materials
BudgetLifeproof 6 MIL ($1,534)QuietWalk ($316)$1,850
Mid-RangeLifeproof 22 MIL ($2,020)QuietWalk ($316)$2,336
Mid-Range+Lifeproof 22 MIL ($2,020)SoundGuard ($770)$2,790
PremiumShaw Anvil Plus ($2,556)QuietWalk ($316)$2,872
Premium+Shaw Anvil Plus ($2,556)SoundGuard ($770)$3,326
Ultra PremiumCOREtec Plus HD ($3,700)QuietWalk ($316)$4,016

Additional Costs to Consider

ItemEstimated Cost
Transition strips (doorways)$50-100
Quarter round/shoe molding$100-200
Moisture barrier tape$20-30
Knee pads, tapping block, spacers$30-50
Additional Total:$200-380

Complete Project Estimates

TierTotal CostNotes
Budget$2,050-2,2306 MIL LVP + QuietWalk (not recommended)
Mid-Range$2,536-2,71622 MIL LVP + QuietWalk (RECOMMENDED)
Mid-Range Premium Acoustics$2,990-3,17022 MIL LVP + SoundGuard (best for theater)
Premium$3,072-3,252Shaw Anvil + QuietWalk
Premium Acoustics$3,526-3,706Shaw Anvil + SoundGuard

Recommendation Summary

Best Overall Value: Lifeproof 22 MIL + QuietWalk LV

Total Cost: ~$2,500-2,700

Why This Combination:

  • 22 MIL wear layer provides apartment-grade durability
  • QuietWalk’s IIC 71 provides very good sound dampening
  • Both products available at Home Depot (one-stop shopping)
  • Significant savings vs. premium options
  • Light oak colors complement house’s honey oak floors

Suggested Color: Sterling Oak or Honey Oak (warm blonde tones)

Best for Home Theater: Lifeproof 22 MIL + SoundGuard ProMat

Total Cost: ~$2,800-3,000

Why This Combination:

  • Same great durability as above
  • SoundGuard’s IIC 87 is exceptional for footfall noise
  • Noticeable acoustic improvement for home theater
  • Worth the ~$450 upgrade if theater use is frequent

Premium Upgrade: Shaw Floorte Pro Anvil Plus + QuietWalk

Total Cost: ~$3,000-3,200

Why Consider:

  • Commercial-grade ArmourBead finish
  • Slightly wider planks (more modern look)
  • Established brand reputation
  • 15-year commercial warranty (peace of mind)

Installation Guide

Pre-Installation Checklist

  • Acclimate flooring in loft for 48-72 hours (room temperature)
  • Check OSB subfloor for loose screws, squeaks, damage
  • Ensure subfloor is clean, dry, and level (1/8” per 10ft max)
  • Measure and calculate square footage + 10% for waste
  • Purchase all materials including transitions and molding
  • Gather tools: tapping block, pull bar, spacers, utility knife, mallet

Installation Steps

1. Prepare Subfloor

  • Vacuum thoroughly
  • Drive down any raised screws
  • Fill gaps or holes with floor patch if needed

2. Install Underlayment

  • Roll out underlayment, seaming edges per manufacturer instructions
  • Tape seams with underlayment tape (vapor barrier continuity)
  • Run up walls 1-2” (will be covered by baseboard)

3. Plan Layout

  • Measure room width; divide by plank width
  • Ensure last row is at least half a plank wide (adjust starting row if needed)
  • Start from longest, most visible wall

4. Install First Row

  • Use 1/4” spacers against wall (expansion gap)
  • Tongue side facing wall (cut off tongue on first row)
  • Connect planks end-to-end, clicking firmly

5. Continue Rows

  • Stagger end joints by at least 6” (random pattern looks best)
  • Angle plank into previous row, then click down
  • Use tapping block and mallet for tight seams
  • Continue across room

6. Final Row

  • Measure and cut to fit (leaving expansion gap)
  • Use pull bar to click into place

7. Finish

  • Remove spacers
  • Install transition strips at doorways
  • Install baseboard or quarter round to cover expansion gap
  • Let floor settle 24-48 hours before heavy furniture

DIY Time Estimate

  • Underlayment: 1-2 hours
  • Flooring Installation: 6-10 hours (for 560 sq ft)
  • Transitions and Trim: 2-3 hours
  • Total: 1-2 days (single person, weekend project)

Action Items Checklist

Research Phase (Current) — stage:: 3

  • Research LVP products and brands
  • Research acoustic underlayment options
  • Compare pricing and specifications
  • Document recommendations
  • Visit Home Depot to view Lifeproof samples in person
  • Order samples of top color choices ($2-3 each)
  • Compare samples against house honey oak floors
  • Finalize color selection

Procurement Phase — stage:: 5

  • Calculate final square footage (measure loft precisely)
  • Order flooring (10% overage for cuts/waste)
  • Order underlayment (round up to full rolls)
  • Order transition strips and quarter round
  • Purchase installation tools/supplies

Installation Phase — stage:: 6

  • Acclimate flooring materials (48-72 hours)
  • Inspect and prepare OSB subfloor
  • Install underlayment with vapor barrier continuity
  • Install LVP flooring
  • Install transitions and trim
  • Final inspection and cleanup

Sources & References

Product Reviews

Underlayment Information

Product Pages

Document Status: Active planning document for loft flooring selection Last Updated: December 18, 2025 Next Steps: Order samples, compare to house floors, finalize selection

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