Building a Home Garages/Workshops Design Dilemma

Cost to allow future apartment above garage?

5 years ago

We are planning to add a two or three car garage at our second home, and are trying to get a sense of the *incremental* cost to design the garage to allow an apartment to be added in the future. We don't need the apartment and would likely not finish it. However, we are thinking it might be a wise incremental investment for resale, or even future use by us. Our second home is in a location with very high demand for ADU's, full-time and vacation rentals, and second homes with guest cottages. Could anyone provide some guidance for us please? From what we see, adding an apartment would require a two story building vs. single story garage, additional water and sewer lines to the street, a staircase, plywood flooring for the rough space, incremental windows and an extra people door. Also likely to be incremental permitting fees, which we can verify. Are we missing any significant incremental costs? The contractors in the area are super busy, and aren't very interested in pricing out the difference unless there is good certainty of the project. (Obviously we would use professionals if we proceed.) We are just trying to decide if we should pursue this further. Thanks so much for any insights you can share.

Featured Answer

suezbell

5 years ago

Prices will change but once you build your basic space, you don't want to need to pay to build more or pay to significantly alter what space you have to give you more room.

There are books/magazines in the magazine section of the building supply stores and big box stores and even large chain grocery stores. Browse thru some of the magazines to search for tiny homes and/or efficiency apartments and take home the most promising -- the ones that will fit in the space you anticipate building.

You might consider building up the exterior wall of the upstairs of the garage to four or six feet high to give you more headroom in more of the space.

Do consider different kinds of roof lines -- Steeper roof; three or four gable ends; Gambrel or barn or Mansard. Might want to avoid "hip roof" . Get at least a basic idea of what you want to end up with when you finish the space. Consider roughing in at least a plumbing drain and cold water supply line ( instant electric heat could be used in lieu of the traditional water heater) that could be capped/sealed until you need it.

Talk with your architect about creating a roof that will maximize the space available in the room(s) you create above the garage before your build and do pay attention to the natural light available via skylights and/or windows facing south, east, west.

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Comments (10)

Jesse Fay
5 years ago
Check your zoning. in my neighborhood we can be multi-family residential so we could do this. but just a few blocks away they are zoned for single family residence meaning you can't legally have it. this can cause issues with permits, reselling, or fines depending on your area and the extent.
PRO
Mark Bischak, Architect
5 years ago
Contact a local architect to answer your questions or to guide you to where you can get the answers and wha tis involved.
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everdebz
5 years ago
https://www.washingtonpost.com/realestate/accessory-dwellings-offer-one-solution-to-the-affordable-housing-problem/2021/01/07/b7e48918-0417-11eb-897d-3a6201d6643f_story.html

California and Oregon have passed statewide legislation making ADUs easier to build, which is reflected in recent statistics.
Gina France
Original Author
5 years ago
Zoning is fine, it is in California, thanks
Elaine Doremus Resumes Written
5 years ago
There are to many variables to be able to give you any kind of a price for that project. How many bedrooms and levels in the surrounding houses?
PRO
Patricia Colwell Consulting
5 years ago
last modified: 5 years ago
So you have actually checked the code and rules in your exact location. Those can change from district to district so make sure this is actully allowed in your exact area. As for the actual construction yes you will need a 2 storey garage and I would need to see the house to even begin to advise on how this would work I am finding it difficult to understand a 3 car garage on a 2nd home and where it is placed on the lot. I actually hate living spaces above garages so I would be more inclined to plan an actual ADU if you have the space .Nice for guests and a nicer option for a rental too. You need to provide more info and pics here for sure.
Gina France
Original Author
5 years ago
Yes, we have confirmed zoning is ok with the Planning Department. Home values in the neighborhood support a garage and additional living space is highly sought after. We want a garage so we can leave a car there. The question is whether to shell out incremental funds to provide for a future apartment or just build the garage. I was hoping to get a sense of incremental cost before we hire an architect to design two alternatives rather than just one.
PRO
Patricia Colwell Consulting
5 years ago
Honestly the only way to get an idea of cost is to get quotes in your area. I guess I would want to plan the plumbing right from the beginning since that will be the big ticket item to add later and do thesecond storey bare bones .
Gina France thanked Patricia Colwell Consulting
apple_pie_order
5 years ago
In my area, you'd have to actually finish the apartment if you got a permit for it and built the shell; it would require a sign off as habitable space.

One way to look at the difference in costs between just a plain garage and a garage wtih an apartment on top is to flip the problem: first, what's the cost of a one bedroom house with a garage on the first floor and living space on the second floor? Second, what's the cost of a plain garage? The incremental cost is the difference in the two. You are essentially building a house OR a garage.