Expert: Nazim Nice - 11/23/2009

Question
How viable is it to convert a free standing garage or workshop into a 1 bed - 1 bath residence?  I'm interested in a low cost alternative to traditional stick built homes in northern Virginia.  I'm less concerned with aesthetics and would prefer an open area like a 3-4 car garage with a 1 bedroom loft and virtually no interior walls.  Probably 18-24ft high to accommodate the loft.

What building material would you recommend that would be energy efficient for this application?  Anything goes; concrete, cinder block, wood framed, steel, brick, etc.  I would like to build a usable space and limit my cost both initially and over time.

Thank you for taking the time to read my question,
-Aaron

Answer
Hi Aaron,

I would say in general, the idea is somewhat feasible.  Here are some of the issues you may face:

1.  Many zoning codes require garages, or at least parking spaces, so you may need to replace these lost parking spaces elsewhere on the site.

2.  Garage slabs are uninsulated and will make for a very cold floor.  Many energy codes require insulation at least at the slab perimeter. Installing this after the fact is difficult/impossible.

3.  Garage floors are typically sloped.  You may consider building a new floor with pressure treated wood (since it will be in contact with the concrete) to make it level and put insulation in this floor.  

4.  If you make the new floor structure deep enough you may be able to get plumbing within this, otherwise you'll be breaking out the concrete.  You'll likely need to break out the concrete somewhere, though, to get the sewer line down into the ground.

5.  Many garages only have an 8' ceiling, so taking 10-12" for a floor structure may result in a ceiling height that is less than adequate.

6.  Regarding the loft - few garages are designed to hold an additional floor in their 'attic'.  You may need to reinforce the structure to allow for this loft.

If you are starting fresh (not converting an existing structure) then obviously you have a lot more flexibility.  Wood is still probably going to be your least expensive option for the frame, then something like cement board siding would be economical to clad the exterior.  The other materials you mention generally are going to be more expensive to purchase and to install.

Nazim Nice
Principal / Architect
http://www.motion-space.com
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