Expert: Stephen Major (Owner--Major Design Group) - 4/5/2007

Question
QUESTION: I have a standard 2 car garage with attached workshop that I would like to consider turning into a Master bed/bath. Above it is unheated attic storage, which is big enough to be a bedroom, but only accessible through another bedroom.

What do I need to consider to see if this use of the garage space is is a feasable plan?

Thanks!
ANSWER: Dee,

People have turned to their garages for inexpensive additional space for ages, and it can be a good option.  Here are some considerations:
(1) What will you use for a garage, in lieu of the garage?
(2) Is there a way to tie the new plumbing (gravity drains in particular) into your existing plumbing?
(3) Can your existing heat and A/C be extended to this space, or will a separate system be needed?
(4) How will you treat the floor?  Often garage floors are sloped to the outside or toward a drain.  Will you be pouring a new slab on top of the existing, to bring it up to level with the main house (and to possibly allow easier plumbing runs and in-floor heat)?  Or will you install sleepers and a wood subfloor?  Each method has pros and cons.
(5) Be sure to allow for legal fire egress.  Most codes require two exits from bedrooms: at minimum a door and a large window.

Otherwise, it's a matter of laying out the rooms to fit your needs and the available space, and adding the essentials like lighting, insulation, etc.

Let me know if you have other questions.

--Steve Major

---------- FOLLOW-UP ----------

QUESTION: Thank you.  I have already figured in a new garage in the plan!
As for the floors, how much space is usual between the ceiling and the floor? How many inches will a typical new slab or subfloor take away?  I hate to lose the attic storage space above.
The basement is much lower than the main house floor so bringing it level is probably not an option.  Would that make it an awkward room?  
This is a 1930 Cape Cod style house with a very traditional floor plan (eg. Main floor master bedroom, central chimney with multiple fireplaces)

Answer
Dee,

I can envision it better now.  Usual head height in a bedroom is 8', give or take a few inches.  If you need to add a slab or subfloor this will consume 3-4 inches max.

Since the floor is so much lower, it allows you the opportunity to include drama by way of a step down.  This sounds like a nice project.  Best of luck.