Expert: Jessica Bryan - 6/10/2006

Question
I would like to turn my one car garage area into an extension of my kitchen. Is this a smart move, or is keeping the garage intact better for resale in 10 years? The fact that I would enjoy the extra living space, and I don't use the garage for my car, does this make a difference?

Answer
Hi Lewis;
This is an excellent question.  It requires some critical evaluation on your part though.  A garage is of good value in poorer climates so part of the answer depends upon where you live.  One car garages are not of the same value though as larger garages so if snow or rain are a big problem your garage only provides protection to one car.  So...now we look at how large your home is.  Is it a large home that should have a two-car garage and if so then the value is diminished by 1 car size.  Do all or most of the homes in the neighborhood have a garage?  If so, are most also 1 car size?  And here is the most important part of the question...if you add more space to your kitchen will it be disproportionate to the rest of the house?

As I see it, additional kitchen space is of great value if there is also more counter space, more cupboard space, and remodeling of the kitchen in general with updated appliances, counters and cabinets.  If you can do that and if there is still room to add a garage later, a potential buyer may look at the home and think that they can always add a garage if they buy the home.

So, as you see, there is no cut and dry answer.  If the small kitchen bothers you so much that you must do something; then a potential buyer a few years down the road may feel the same way and not miss the garage as much (particularly if the climate is a mild one and if garages are not common in the area.)

Personally, if I were showing a home with a larger kitchen and no garage I would suggest to my clients that they consider building one if they need it. It is alot less work to add a garage than remodel a kitchen so your home would have more appeal with the larger kitchen.

The last point I would like to make is that it is important to consider your personal enjoyment. Since you want the extra living space and will use it for 10 more years is an important factor in deciding what to do.  I say "Go for it!"

Jessica Bryan
Managing Broker
House to Home Realty Services