Building a second story over a garage is an innovative way to enhance your home’s living space without sacrificing additional land. Before embarking on this type of addition, homeowners should consider several key factors.
The project typically involves complex structural modifications unless you are lucky enough to have a garage that was pre-designed with a 2F in mind. Therefore, assessing the existing garage’s foundation and walls to ensure they can support the added weight is paramount. This process typically requires consulting with structural engineers and obtaining the necessary building permits. They will visually inspect, and probe the existing foundation to determine if the existing slab is adequate for the new weight. They may also request a soils report in order to determine how the slab interacts with the soil.
Cost is another significant consideration, as the investment for such an addition can range substantially depending on size, materials, and labor. The average cost to add a second story over a garage runs between $90,000 to $200,000. It’s important for homeowners to have a clear budget and consider potential return on investment, especially if the added space could serve as a rental unit or increase the resale value of the home.
Safety should never be compromised during construction. Adhering to building codes, especially those concerning fire safety, is essential. Requirements such as the installation of fire-rated drywall on the garage ceiling and walls are in place to protect your property and its occupants. Homeowners must also remember that a well-planned design will not only meet safety standards but also blend seamlessly with the existing architecture, ensuring aesthetic continuity.
Initial Considerations
When planning to add a second story to your garage, certain key factors need to be assessed. These factors include the structural integrity of the existing garage, compliance with zoning and legal constraints, and the approach towards construction.
Assessing the Current Garage Foundation
The garage’s existing foundation is critical in determining whether it can support the weight of an additional story. Therefore, an architect or structural engineer should assess the foundation. If the foundation is deemed insufficient, reinforcing it with foundation piers may be necessary. Any time you are installing piers it is important to provide a soils report to the structural engineer to determine that depth the piers should go to provide the support needed.
Rebuild the garage or build on top of existing?
There are situations where keeping the existing garage and altering it to allow a 2nd story may be more cost prohibitive than demolishing the garage and starting from scratch. Talk to your designer or contractor to see which may be better suited for your budget.
Easements and Property Line Consideration
Easements, such as Aerial Easement and Utility Easement, must be factored in, as they can affect the project. Property Setback and Second Floor Setback rules governed by local government or home owners associations might impose restrictions on how close you can build to your property’s boundaries. Provide a survey, and any HOA documents to your designer to determine which of these may impact your project.
Understanding Zoning Laws and Building Codes
Before proceeding, it’s essential to understand the zoning laws and building codes that apply to your property, which can be obtained from your local government’s building department. A building permit is often required, and adherence to these regulations is mandatory. Failure to comply can lead to fines or forced deconstruction. Deed restrictions and approvals from the architectural review committee can also play a role in what is permissible for your addition.
Design and Planning
When considering the addition of a second story over a garage, several key elements in design and planning must be addressed. The success of creating a functional and structurally sound living space hinges on meticulous planning and expert design.
Selecting the Right Designer or Engineer
Choosing a competent architect, designer, or engineer is fundamental to ensure that the new addition will blend seamlessly with the existing structure and meet all safety codes. The National Council of Building Designer Certification (NCBDC) credentials can be a testament to the professional’s expertise, providing peace of mind that design requirements and structural integrity will be thoroughly accounted for.
Truss or Stick Framing
Two predominant methods exist for constructing the skeleton of a second story: Truss framing and traditional stick-framing. Truss framing is often prefabricated, offering quicker installation but less flexibility in design. In contrast, stick framing is done on-site, allowing for more complex architectural features and customization. There are situations where you may combine the two by using a truss floor system and stick framing for the attic.
Egress into 2nd Floor
Adequate and safe egress into the new second story is crucial. More often than not, there is no natural access from the primary homes 2nd story, so a new way to go to the 2nd floor will be required. The three most common ways to access the garage apartment, are exterior staircase, interior staircase, and elevators. In some situations a catwalk that doubles as a breezeway can be a unique way to access your new living area. Each way of access has its own perks, but it is important to think about who is using the area, and how private you would like the entrance to be. When available we recommend placing the staircase inside, as it allows for conditioned access to the 2nd story area. Most garages will not have space for a staircase to be included inside without impacting your ability to park. Because of this you may have to add on to the 1st floor garage space to get the width needed to have the stairs access the 2nd floor.
Square Footage and Design Requirements
In an ideal case, the 2nd story over the existing garage walls will be sufficient for your needs. If you have a 1 car garage, or just need more space than your typical 21×21 garage can provide, you may need to either increase the footprint of the 1st floor, or look at cantilevering the living area to get more room. The added square footage should align with the homeowner’s needs, whether for an additional bedroom, bathroom, or living space. There may be local building codes, or deed restrictions that dictate the minimum requirements that must be met. Another common requirement is 2nd story windows in close proximity to a front or rear property line may be forbidden, to provide privacy to your neighbors space.
F.A.R. and Impervious Coverage
In many jurisdictions Floor to Area Ratios (F.A.R.) and Impervious coverage can limit what you are able to build on your lot. Often there are limits to how much building area you are allowed to have given the size of your lot. Ask your designer to review the building codes, and determine the maximum size of the structure before you start the task of designing something that may not be able to be built. There are similar restrictions for the amount of Impervious lot coverage on your property. This can include items like your driveway, patio, and buildings. You may be able to offset these numbers by using semi-pervious materials, or water detention, but it is best to learn about these items before hand as they can add to the budget in ways that were unexpected.
Creating a Functional Layout
A well-thought-out layout ensures the new space meets its intended use effectively, whether that’s an apartment, office, or an extended living space. Consider the primary occupant and how they will be living day to day. If it is a single occupant they may be more comfortable with a studio style apartment, where the only walls are for the bathroom and closet, having the bed open to the living space. Going into the design knowing something is an open space plan versus a closed bedroom can have major changes to the possible floor plans.
Accessibility
When adding a second story over the garage, considering how individuals will access the new space is vital, particularly for varying mobility needs and future planning for aging in place.
Access to the new space
Wider doors and an open floorplan promote maneuverability for all, including individuals using wheelchairs.
Prepare for aging in place
Designing with aging in place in mind means thinking ahead. Incorporate features such as wider doors to accommodate potential mobility aids and options for an elevator if future circumstances require one. Even if the current occupant does not need the extra accessibility, it can help in the future if you decide to move as it opens up the possibilities of new potential buyers. It is best to have 3′ doors throughout the space. While It is impossible to make a space that is perfect for everyone, but you want to cast as wide of a net as possible for future use. We also recommend to strategically block out during the framing stage for handrails enhances safety and support. It is always easier to add some extra wood during the framing stage, rather than removing things to do it later.
Shower entry
In bathrooms, a zero-entry or curbless shower is a must for accessible design, eliminating tripping hazards and allowing easy entry and exit. It’s essential to provide enough space for a full turning radius for a wheelchair, and considering future grab bar installation ensures the space is adaptable for changing needs. It is important to know the framing implications to allow for a dropped shower floor during the design stages.
Interior and Exterior Finishes
When embarking on constructing a second-story addition over a garage, it’s imperative to consider both the interior and exterior finishes. These finishes will not only influence the visual appeal but also the durability and functionality of the new space.
Choosing Materials and Colors for Aesthetics
For the second story’s exterior, aligning with the existing home’s aesthetic is crucial. Whether the original structure boasts brick, siding, or stucco, materials and colors should be selected for a seamless transition. This ensures that the curb appeal is enhanced, not compromised. Often times an HOA or an ARC may have specific requirements for matching exterior materials, or having a certain percentage of masonry for the home. Make sure to review your purchase documents to plan something that can pass. Interior finishes, from the flooring to the trim, should complement the rest of the home, whether the addition serves as an extra bedroom, a luxurious master suite, or a multi-functional bonus room. Keep in mind that new roof material may not match existing roof material given its age.
Durability and Longevity of Finishes
Exterior: Selections must withstand years of exposure. Durable long lasting materials such a 30-year shingles or composite siding are fantastic for how little upkeep they require. If the new roof sections does connect to an existing roof section, you must take note that as shingles age they change colors, so your new roof may slightly look different than the old roof. This is a great time to change out all of the shingles to keep everything looking the same throughout.
Interior: High-traffic areas benefit from robust materials like luxury vinyl plank or non-slip tile for their long-lasting and antimicrobial properties. Ensuring that finishes in areas such as the bathroom or home gym are resistant to moisture and heavy use will maintain the space’s integrity.
Countertops & Tile
Choices for countertops and tile within bathrooms, playrooms, or guest suites must balance aesthetic appeal with practicality. Countertops in areas like a master suite’s en-suite bathroom should consider durability against cosmetics or heat tools. Tile, whether in a playroom or home gym, must be chosen for safety and ease of cleaning, potentially using finishes that add an antimicrobial layer for added protection.
Mechanical Considerations
When undertaking the construction of a second story over a garage, mechanical considerations form a crucial aspect of the planning process. These include the implementation of heating, ventilation, and air conditioning (HVAC), selecting appropriate water heating systems, and ensuring proper electrical provision for sustained functionality and comfort.
Traditional or Ductless AC
For the air conditioning setup, homeowners have the choice between traditional and ductless AC systems. Traditional systems require ductwork and are suitable for larger spaces that might accommodate future expansion. In contrast, ductless mini-split units are more flexible, allowing temperature control in specific areas without the need for extensive ductwork. The selection often depends on existing HVAC infrastructure and the space available for ducts. It is more common to see a ducted mini-split inside a detached unit, while expanding the traditional unit if attached directly to the home.
Tankless Water Heater or Traditional Water Heater
Water heating options typically include tankless water heaters and traditional water heaters. Tankless water heaters, also known as on-demand water heaters, provide hot water only as it is needed and can be more energy-efficient. They require less space and can often be installed with a recirculating pump for instant hot water. On the other hand, traditional water heaters with a tank might be more practical for those preferring a lower initial investment and if space is not a major concern. Keep in mind the distance your garage apartment space is from the water heater area, if the distance is too far it is smart to look into a recirculating pump.
Electrical Panel and Lighting
Assess the current electrical panel size to determine if an upgrade is necessary to support the additional load from the new space. Upgrading the electrical panel may involve working with the local utility company to handle changes to the electrical meter. Additionally, consider the lighting layout, including natural and artificial light sources, to ensure that the space is well-lit. Efficient planning must ensure that all electrical and plumbing works are accessible for future maintenance, potentially via attic access points.
All mechanical installations must conform to local building codes and regulations, which often require professional assessment and installation.
Additional Considerations for Added Value
When constructing a second story over a garage, the focus often lies in how the addition will improve property value while meeting family or rental needs.
Enhancing Home Value with Strategic Additions
Building up, particularly with an over the garage addition, turns unused space into a valuable asset. A soundproofed space or balcony not only adds aesthetic appeal but can also increase privacy and enjoyment. Strategic additions should prioritize home value, balanced with practical living benefits. For instance, a well-designed porch not only enhances curb appeal but also presents potential for increased social or relaxation space, contributing positively to the property’s marketability.
Planning for Multi-Use or Rentable Spaces
With the rise of work from home trends due to the pandemic, a second story can serve as a dedicated office, reducing commute time and expenses. For homeowners looking to capitalize on their investment, creating a multi-use area or an in-law suite allows for the flexibility to rent out spaces or accommodate a family member. It’s crucial to check deed restrictions before proceeding, to ensure that the intended use is permissible. Additionally, evaluating access to parking can influence the functionality of the space, particularly if the goal is to lease it