HOME IMPROVEMENTS Renovating the garage can be a complicated task

Several upgrades are needed to turn a garage into a usable room.
By JAMES and MORRIS CAREY
ASSOCIATED PRESS
A recent survey commissioned by a home-improvement product manufacturer revealed that nearly 45 percent of Americans have turned to the last possible "room" in the house to renovate -- the garage.
According to the survey, among the most popular uses for today's garage include a gym-workout room; bedroom-living quarters; child's playroom; home office; and party room. The rest of America isn't far behind these home-improvers. In fact, 18 percent of those polled said they would, or already have plans to, expand their existing garage.
The thought of using all or part of a garage to gain living space can be tempting. However, it might not be as simple as one might imagine and, thus, could require planning to determine feasibility. You might discover that it is more economical to build on or build up rather than to commandeer the garage. A garage, without certain upgrades, is not suited for uses beyond that for which it was intended.
Contacting officials
If you are determined to convert your automobile's shelter into a home office, contact a representative from your local building department. This is the agency that will issue the required construction permits. The building official can cite codes that determine what, if any, structural, electrical, mechanical or plumbing alterations or upgrades must be made. Moreover, there are natural light, ventilation, egress and energy requirements that must be met. The worst thing that you can do for the safety of your family and the resale value of your home is to disregard planning and building requirements. Building codes are designed to protect you, your family, your neighborhood, your community and your investment.
Besides getting the blessing of your local building department, it is likely that you will also need approval from the local planning-zoning department. The planning folks will be mainly concerned with parking. Off-street covered parking is a hot button in many communities. Their concern is that the streets in the neighborhoods of their communities will become seas of cars and trucks -- creating an eyesore.
After you have conferred with the local building and planning officials, contact a designer, a design-build contractor, space planner or draftsperson. He or she will create a set of building plans that will detail exactly what is to be done -- right down to door bumpers and window sills. The plans are the universal communication device that will be used by all parties during the planning and construction phases of the project.
The planning and building departments will use the plans to issue permits, and inspectors will use them to verify that construction conforms to them. You can rely on the plans to ensure that you get everything that you bargained for. Many people believe that plans are an unnecessary expense. Not true. A good set of plans and contract documents are valuable -- even if you will be doing the work yourself. Later, when you decide to sell, you'll be glad to have an approved set of plans and a final inspection to demonstrate that all of the work was performed to the letter of the law.
What to do
Beyond code requirements, what follows are a few of the details that you will need to concern yourself with when converting a garage to a living space:
UElevation change: Many garage floors are lower than the floor in residence. Will this work in the grand scheme of things or will all or part of the floor need to be raised? If the floor is to be raised, will the ceiling be too low and also need to be raised? Can the ceiling be raised without altering the roof? If the space will remain lower than the existing residence are the steps up to code?
UGarage door: Will the garage door remain or will it be removed and replaced with windows and-or other matching finishes? In some cases, the overhead door can remain where the forward portion of the garage is left as a storage shed.
UHeating and cooling: How will the space be heated and cooled? Will the existing heating and cooling system be used and, if so, is it large enough to handle the additional space? Is it more practical to install a separate system to handle the additional living space?
UElectrical: Electrical lights and plugs must be installed to minimum code. What additional electrical requirements will be needed for specific uses such as electronics for a home office or exercise equipment for a home gym? Is the main electrical service large enough to accommodate the needed power? What existing electrical wires must be relocated or brought up to code?
UComfort and energy efficiency: Don't forget to caulk and foam all gaps and penetrations and install insulation at exterior walls and the attic. Insulation should also be installed in the floor, if it is raised.
UWindows and exterior doors: Where will windows be located to provide the minimal required amount of natural light and ventilation? What energy upgrades can be made to the space (and to the existing house) to maximize the amount of natural light and ventilation? Existing exterior doors must have a threshold, door bottom, weather-stripping and a key lock and deadbolt.
UPlumbing and mechanical: Is there existing equipment (furnace, water heater, water softener, central vacuum, etc., that must be relocated and-or enclosed? Are there plumbing pipes that need to be relocated?
XFor more home improvement tips and information visit www.onthehouse.com.