If you havent seen my current room then you would know how big I am on proper environment control that starts with a properly prepared growing room. I have had many people stand less than 2-3' from the room doors and had no idea they were even there. So yes it will be over insulated, with 2 22000btu mini splits, and sealed water tight and odor tight. Walls and floors made of 3\4" OSB with rubberized paint on all surfaces and many,many,many tubes of silicon caulk. I just received the first new mini last week, and am installing it in current room so I can move to 4k watts while I'm building new garage. I bought an 80 year old house this week on almost 2 acres. The garage is 36x42, 3 bays, with a studio apartment/office in one lower floor corner that is extended out 4' on the two sides of that corner. Then the loft access will be hidden.