Hello all!
There is one bedroom off of our living room and we decided that we want to add a second, using a portion of the living room. We were disappointed to learn that it is illegal to build a wall too close to the fireplace . We really need another bedroom (my teen boys are about to kill each other) Moving is not an option so we came up with a few ideas. Disclaimer: we have zero experience and are pretty desperate. Some ideas may be just crazy.

1. remove fireplace (woodburning) and build bedroom.
+ peace and happiness for kids
- possible loss of some value in home
- definite loss of some happiness for mom (really like the fireplace!)

2. remove fireplace, rebuild a more modern gas or electric one a few feet down, build bedroom.
+ peace and happiness for kids
+ keep whatever value fireplace adds
+ can update fireplace
+ still have fireplace!
- cost
- hassle
3. seal off fireplace, so it's nonfunctional, build bedroom
+ get bedroom
+ at least have visual effect of fireplace
- not sure if that's allowed
- not sure if reversible when we sell

4. build bedroom in 1 of garage bays (see pic)
+ get bedroom
+ keep fireplace
- cost of adding heat etc to garage
- loss of garage bay (can reverse when we sell
- would need to add window to garage