Calculating Square Footage - Office Above Detached Garage

[Chris Burke]

Hello, I have a property that has an office above a detached garage. The office has an A/C window unit with drywall, carpet and electricity. Does that office count towards square footage of the property? Or do I need to have something such as a mini-split system installed for the office to be considered a finished space. Thank you! 

[Mike Fingleton]

Chris, that’s a great question, and it’s one that tends to trip people up more often than you’d think. I remember visiting a buddy’s place in Austin years back..he had a similar setup over his detached garage and was convinced that adding a window unit and some carpet would let him count that space towards the home’s total square footage. The problem was..when it came time to list, the appraiser wasn’t on the same page. The definition of “livable” or “finished” space can be surprisingly specific.

In many markets, including here in Arizona, appraisers and agents generally want the space to be finished in a manner consistant with the rest of the home and serviced by a more permanent heating and cooling source. A window A/C might keep it comfortable, but it often doesn’t meet the standard for counting it as fully finished square footage. You might find that installing a mini-split system, properly insulating, and ensuring the finishes match the main home’s quality will make a difference in how the appraiser views it. In some places, from what I read in Forbes, even a finished outbuilding might be noted separately rather than rolled into the main house’s footprint. After all, square footage is about more than raw measurements; it’s about how seamlessly the space integrates into the home’s overall living enviroment.

If you’re serious about making that office “count,” consider checking local guidelines or even chatting with a reputable appraiser in the Phoenix area..from what I’ve heard they’ve handled properties like this before. Just curious... what’s your ultimate goal for that office space..are you looking to boost resale value, or is it more about having a functional retreat above the garage?