No stairs opens up more possibilities, or fewer limitations. Inhabitants with mobility, balance, or weakness issues aren't good stair candidates. Neither are mothers with multiple very small children or an infant. If an inhabitant gets in a car accident or ski wreck with a broken leg... outta luck with the stairs. No stairs is much more pet friendly when letting the dog out to do business multiple times per day. Most people would prefer to live on grade rather than over a garage. Most people would prefer full ceilings, too. Etc.

Thanks, all good points.

From a resale perspective, I'd think a garage with apartment would be a much better investment.

Hi Pjcampo

You have answered your own question in your question however there is no right or wrong answer to this. There is advantages and disadvantages to both with cost and practicality.

If cost is the weighting factor then choose a local builder and get him to do a feasibility on it, (give you his best estimate to what is cheaper).

If practicality and use of space, considering you storage issue, then going up is the obvious answer.

Considering resale is a mute point. Your'e not building it to sell your building it for you. Of course you need to consider this but when you sell it the potential buyers will be asking themselves the same questions as you are now.

Consider the classic of "we must have a bath in the bathroom for resale" but no one actually uses it

Good luck :)

In my neck of the woods a lot of people build a garage with apartment above. Great for rental or as use for a caretakers cottage. I personally would want the garage as I am constantly needing more storage.

any thoughts?

i don't like windowless bathroom but otherwise i think it is a decent use of the space, and should feel pretty open. The back of the building is south facing with good sunlight coming in.

difficult to heat & cool. best option would be to foam insulate the

roofline of the garage, and then the underside of the floor of the apt

over garage.

best of luck.

I am considering building something almost exactly as you described with a garage door facing road for storage, utility room, etc. and living space in back. Since it has been 5 years since your post, I am curious if you ever went through with your project, and if so....how did it turn out?

Hi! Yes we ended up building a 28x28 garage with an apartment over it. The apartment also has a large loft accessible by ladder, so it is sort of like 1.5 story above the garage. The stairs to the apartment are inside of the garage. I am glad we did this because we use 100% of the 28x28 garage for "stuff" so the original plan with small storage space in front would not have worked in the long term, plus the apartment above plan allows for more light into the apartment. If you google "28x28 garage with apartment" it is the first result on garage journal.

I am glad it worked out for you! I think I am stuck with the one level, since it would be for my elderly mom who can't do steps anymore. I already have a 2800 SF basement full of crap I need to stop storing!! LOL. I'd like storage outside for the tractor, weed wacker, etc,,,,so my shed can be used for outdoor toy storage for my grandson.