Building a garage apartment

Started by rampage, December 30, 2005, 12:51:33 PM

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rampage

December 30, 2005, 12:51:33 PM
My buddy has been talking about building a garage with an apartment on top to live in while he has a house built on his land. He will then have a guest house/ teenager suite once the house is built. My question to the group is, can the 2 story or 1.5 plans be converted to this. He will alredy be using a concrete slab. I'm guessing a heavy beam over the garage door is all that is needed???










glenn-k

#1
December 30, 2005, 01:00:07 PM Last Edit: December 30, 2005, 01:02:08 PM by glenn-k
Seems to me the size would be ideal for a use such as that.  I don't see the modifications being a problem as long as header and  bracing issues are met.

Not a cheaper place to get a set of plans around either - he could probably get in on the special and get plans that are possibly useful for both projects.

benevolance

#2
December 30, 2005, 02:25:15 PM
Be careful!

A lot of places forbid this route...And will not issue the permit. I know that if they catch wind of this sort of thing in Nova Scotia Canada they will revoke the permit instantly...They do not want anyone inhabiting a property until the house has been built and the occuppancy permit has been issued.

I know a few people that tried to get around it by saying the garage was for storing the building supplies and tools needed to build the house.. example drill press radial arm saw or whatever....But when they submitted the garage plans they ran into problems when the garage had a huge loft.

To that end a lot of places have roof height restrictions to prevent lofts...Make sure you can get away with this little ploy....

I see nothing wrong with it...But the county where you live might...It is not likly that they are in favour of anything that will allow you to save a bunch of money and avoid having a cookie cutter built on your land by someone else.

-Peter

rampage

#3
December 30, 2005, 02:41:40 PM
I dont think that will be a problem, peter. He already has a mobile home on the property. He is going to replace that with a bigger house. He will build the garage apt. while the mobile home is still on the land, then replace the house. Do you think that would fly?

tjm73

#4
December 30, 2005, 02:54:06 PM
QuoteI dont think that will be a problem, peter. He already has a mobile home on the property. He is going to replace that with a bigger house. He will build the garage apt. while the mobile home is still on the land, then replace the house. Do you think that would fly?

I'd say he should talk wiht the local zoning and code people to be sure first.  Also, I've heard Ins companies don't like residences over garages very much.

glenn-k

#5
December 30, 2005, 08:35:02 PM
There may be firewall issues to deal with due to different uses - I don't know if this would be different than an attached garage or not.  

If the issues arise, maybe a single story with an attached or separate garage would work.  Just have to check out the issues- I don't get involved with houses enough to know.

peg_688

#6
December 30, 2005, 11:37:54 PM
 Where I live  Wa. State  the concern would be in keeping a 4' outside corner for  BWP , or at least 27" for a ALT. BWP with hold downs / straps inbedded in the foundation . If you'll be having one ?  So as ussual it DEPENDS on other stuff :) Glenn will have to go check his supply  :D
  Not sure how wide , or big a overhaed door you'd need / require .

 The living space above could be over come with typ X 5/8 S/R might require two layers crossed for fire code , if a CODE NEEDS  to be met.

 Local building dept / public  servants should provide  guide lines  ;) Even if ya have to tear it out of um  >:(  Good luck , PEG

glenn-k

#7
December 31, 2005, 12:20:46 AM
Carry on PEG - just opened a fresh box yesterday -- should be good well into the rest of this evening. :-/

benevolance

#8
January 01, 2006, 12:14:23 AM
Not sure what the codes are where you are going to try this...

Count on some sort of redundant asinine rule. Usually they make them to eek more tax dollars out of you...They want as many permits bought as possible and as many inspections as possible. Getting huge amounts of user fees is definately part of many numicipalities budget.

So while I think it is possible (never let them tell you that you cannot do it!) I suspect that smoke, mirrors, deception and a few clever answers will be needed.

A lot of time a good answer for the local inspector will help keep away for a while. They are bound to show up and ask what it is that you are doing. Be ready for them! Have some kind of permit...And do a little groundwork to see what the zoning and code laws are where you are going to build.

If it is a little out of the way you might want to scrounge all the materials have half a dozen guys on hand and a backhoe for a long week-end and start it on friday and have it up and tight by monday or Tuesday...By the time the inspector comes to look it is up...

I helped a guy build a house where he paid a crew of 6 guys $1500 cash money to frame a his house on a 2 day week-end...Air nailers were whizzing away and  the third day it got shingled and ty vek'ed

Question is can you get the footing in real quiet like without drawing too much attention to yourself?

And are you brave enough to just go ahead with it and deal with a nagry inspector afterwards.

One more piece of advice...Make sure you know the code and the laws...It serves no purpose to have half of the answers...You can sometimes get away with claiming you did not know you needed a permit for a garage...or that there was a height restriction to the loft of a garage where you live... Sometimes this will work

But if you are going to try to tell the inspector you can do this.. you better be right...It will pis* them off when you inform them of the law or building code...So if you are not 100% right they will make it that much more difficult for you.

Personally I would go the fast track route and have it up before I got the inspector out there. Claim ignorance...Kill them with kindness when the inspectors come (if they do)...And do not argue if they want to have a electrical or building inspection... or if they fine you a small amount for not getting a permit

Once it is up, it is rare they will make you tear it down...

This is just what I would do... handle this according to what you are comfortable with

-Peter

rampage

#9
January 01, 2006, 10:28:17 AM
Thanks for the advise, Peter. The area he is wanting to do this is in is Clay County, FL. Its right below Jacksonville, FL. The guys that I hire to do work on my properties when I dont have the time gave me the same advise when I asked them about putting up a small storage building. They said that it would be easier to just get busted after its up and pay the fine. As far as out of control fees go...they just imposed what they call an impact fee for Clay County for new construction. It used to cost $3500.00 for a permit to build a new house now it is $7000.00. Is that insane or what? Its just going to slow development here and push it back into Jacksonville. When it was first proposed, i thought that there was no way it would get passed. Now my laziness for not getting involved is going to eventually cost me. I plan on building a new place in a year or so. I'm working myself up....SERENITY NOW!!!!

benevolance

#10
January 01, 2006, 11:34:36 AM
Well before you just take the fine...Check to see what that fine actually is...And get someone else to ask for you! ;D

As far as the retarded cost of building permits...It has been stupid like that in Nova Scotia for many years... Costing 6-7000 in permits for a new home.

And you wonder why glen built underground?

-Peter

hobbiest

#11
January 20, 2006, 12:18:03 AM
That is nothing guys.  In Santa Cruz, CA, where we currently live, it cost $22,000 to get a building permit!  Not to mention that the cheapest land you will find is about $50k an acre min.

tjm73

#12
January 20, 2006, 09:12:24 AM
QuoteThat is nothing guys.  In Santa Cruz, CA, where we currently live, it cost $22,000 to get a building permit!  Not to mention that the cheapest land you will find is about $50k an acre min.

Holy crap!  :o  $72,000!!! for one acre and a building permit!?!?  I'd never pay that.

Chuckca

#13
January 20, 2006, 12:46:11 PM Last Edit: January 20, 2006, 12:48:16 PM by Chuckca
How's this for holy crap......!

Across the street from us...20,000 sq ft lots start at $90,000 plus - plus -plus.  Homes are expected to start at $695,000 - $995,000....!

Now ask why do I want to leave..... :)

ailsaek

#14
January 20, 2006, 01:58:27 PM
Quote
QuoteThat is nothing guys.  In Santa Cruz, CA, where we currently live, it cost $22,000 to get a building permit!  Not to mention that the cheapest land you will find is about $50k an acre min.

Holy crap!  :o  $72,000!!! for one acre and a building permit!?!?  I'd never pay that.

Lucky you.  If you can find land that cheap here, it's probably unbuildable, on a cliff, etc.  Here's the listing for some land we're considering: http://www.beangroup.com/property/listings/Land/NH/Pelham/379694

Jens

#15
January 22, 2006, 12:30:51 AM
That is about comparable to the land here, price wise.  And like there, it is usually 1 acre straight down.  I still don't know how they can sell land that is vertical.  Wouldn't that be considered "1 acre wall for sale" ;).  To get 4 acres in a meadow here though, you's pay that or more.  Knock down houses in town, cost about $600k or so.  $600k for a 4000 square foot piece of dirt.  That is expensive dirt!
just spent a few days building a website, and didn't know that it could be so physically taxing to sit and do nothing all day!

benevolance

#16
January 23, 2006, 12:58:35 AM
Get out of New Hampshire! As much as I love the upstate it is getting stupidly expensive there. I have friends that live on land in Derry and they get bigged constantly to develop it...What a shame that urban sprawl has killed the homesteads and small farms of the past in New England...

Being within a 2 hour drive of Boston now means that any land is sub divideable and buildable....It is getting out of hand. Robert Frost would turn over in his grave.

:'(

Get thee to Northern Maine...One of the last places where some land is yet untouched and still affordable.

Ailsa C. Ek

#17
January 23, 2006, 01:36:57 AM Last Edit: January 23, 2006, 01:37:56 AM by ailsaek
QuoteGet thee to Northern Maine...One of the last places where some land is yet untouched and still affordable.

Yeah, I know.  My father-in-law is The Northern Maine Land Man, got it painted on the side of his truck & everything.  He shows us listings he's got up there & we nearly cry.  But there aren't any jobs up there, it's way too far to the nearest synagogue (granted, cheap land within a few miles of a synagogue is probably an oxymoron, but still....), and we need a school system with a good special ed program for our son.

I fall in love with land up there all the time - I adore Lake Sissadobsis (which spelling I probably completely butchered, the locals just call it Dobsy).  But it's just not practical.   :(

Daddymem

#18
January 23, 2006, 06:48:12 AM Last Edit: January 23, 2006, 07:34:01 AM by Daddymem
Ah...you've hit upon my dream...move to Maine, ayuh, way up.  Raise alpacas and kinder goats, garden, and hunt and fish.  In other words, leave this behind:
Où sont passées toutes nos nuits de rêve?
Aide-moi à les retrouver.
" I'm an engineer Cap'n, not a miracle worker"

http://littlehouseonthesandpit.wordpress.com/

glenn kangiser

#19
January 23, 2006, 09:44:32 AM
What a repulsive picture. :(
"Always work from the general to the specific." J. Raabe

Glenn's Underground Cabin  http://countryplans.com/smf/index.php?topic=151.0

Please put your area in your sig line so we can assist with location specific answers.

Jimmy C.

#20
January 23, 2006, 10:09:42 AM Last Edit: January 23, 2006, 10:10:41 AM by Jimmy_Cason
QuoteHow's this for holy crap......!

Across the street from us...20,000 sq ft lots start at $90,000 plus - plus -plus.  Homes are expected to start at $695,000 - $995,000....!

Now ask why do I want to leave..... :)


I had to jump in here! Sorry!

$1000.00 dollars for my wooded acre. No permits.  
The hardest part is getting past the mental blocks about what you are capable of doing.
Cason 2-Story Project MY PROGRESS PHOTOS

Ailsa C. Ek

#21
January 23, 2006, 10:48:10 AM
QuoteI had to jump in here! Sorry!

$1000.00 dollars for my wooded acre. No permits.  

How's the school system?  And I wonder how many of our immediate response was "I hate you"?   ;)

Jimmy C.

#22
January 23, 2006, 10:58:35 AM Last Edit: January 23, 2006, 10:59:24 AM by Jimmy_Cason
Quote
QuoteI had to jump in here! Sorry!

$1000.00 dollars for my wooded acre. No permits.  

How's the school system?  And I wonder how many of our immediate response was "I hate you"?   ;)


Harmony Junior High School
In 2004-2005 this school was rated "Academically Acceptable" by the Texas Education Agency.
Source: Texas Education Agency, 2004-2005


Academically Acceptable????
Texas must have very low standards!

http://www.greatschools.net/modperl/achievement/tx/3229

The hardest part is getting past the mental blocks about what you are capable of doing.
Cason 2-Story Project MY PROGRESS PHOTOS

Amanda_931

#23
January 23, 2006, 12:02:10 PM
It may just mean that the school officials suspend or kick out anyone they suspect may not score well on tests!

(land here runs from in the hundreds/acre--large, mostly recently logged parcels to a few thousand--fenced pasture--and jobs are few and far between here as well--people commute the fifty miles to Florence or Columbia, even the near 100 miles to Nashville daily)
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