Using Basement as Separate Apartment?

Question

Hello everyone,I am about to close on my first house ever! It has a finished basement that I want to rent out as a separate apartment and the entrance to the home can easily be configured to allow for separate entry. It needs a kitchen, but other than that it's ready to go. I am in Colorado Springs and need some help on figuring out if this is even legal? I emailed the building department to ask about what kind of permits would be required to add the kitchen and if I was able to use my basement as a separate dwelling, but haven't hear back yet. I was wondering if anyone has done this in my area before or has more information on this situation?Thanks!

Nancy Allen · Answer

Hi Vincent,I gutted and remodeled my basement for rental purposes in 2017. My first renters came in March 2018. PPRBD's people are super helpful so I would definitely go down and talk to them. They will walk you through what they want. It was very informal. By code, I believe you can rent to 5 people that are not family members in your SFD. As for adding a kitchen: Colorado Springs uses a stove (220) to decide if you are a SFD or a multi. Depending on where you are located, you may be able to get a variance and add a stove. I have supplied a toaster oven, microwave, and two induction plates with pots and pans. As for the ceiling heights: since my basement had been finished in the 90's, they had already given a variance for the low ceiling height under the furnace venting so I would think you would be fine but always good to ask. No extra fireproof material was required. As for the stairwell entrance: you may want to give me a call. I was surprised at how much had to be considered, because of the downpours that we get here. My contractor told me that a walkout would be starting at $10,000, and it would go up from there depending on what they would find during the digging. I decided not to do it. Bedrooms will definitely need certain size windows and window well depths along with ladders. One of my window-wells did not have the required depth, but they did allow it. The movie room, which had no windows, had an attached unfinished store room. Because of the store room, they would not allow me to put doors on that room. I wanted doors to contain the sound, but it really hasn't been an issue.Here is another consideration that I haven't heard mentioned yet...HVAC. Is your basement warmer or colder than your main level and upstairs? My basement was probably 10 degrees colder than my main level. When I talked to Regional, they informed me that most basements only have a couple of ceiling vents. That is all they need to meet code and to keep from freezing. However, that does not create a warm, comfortable space for full time renters. I added three more vents. Now it is wonderful and cozy! The renters are able to open and close the vents to their liking, and I am comfortable as well. Of course, my ceiling was opened up during the gut so it wasn't an issue to add vents.One other consideration is getting furniture into the basement. Since I created a very nice living space, I didn't want my walls all scratched up, I decided to furnish the space.

Kaley Roberts · Answer

Congratulations on the new home purchase. A separate entrance in the basement is a great start. The PPRBD will be your go to. They will want you to open a permit on your work to be completed. Depending on how big you want to make your kitchenette there are a couple of options. You can eliminate the need for a full size oven and running that larger 220V cable by using a convection microwave (one that bakes). Also for purchase are mini-dishwashers which are great for small spaces. PPRBD will want to see some plans laid out first before opening the permits. Good luck.

Grant Rothenburger · Answer

@Vincent Pirrone It will likely require more than some permits, there is a good chance the basement will require significant work to get permitted. Let us know what the building department says!You're waiting on an email back from local government... Don't hold your breath.

Maurice D. · Answer

colorado springs is ADU friendly but not sure how they treat basements. there is also a cap on unrelated adults to a house. let us know how it goes with the planing dept.I have a home there, where I'd like to build an ADU sometime in the future

Mike McCarthy · Answer

@Vincent Pirrone the building department is your go to. But some things that most/all areas will require: Emergency egress. Either a back door or a window at least a specific size (and well and ladder if needed) in case of fire. You may need fire separation (insulation, fire fire drywall) between floors. Some areas require, some don’t. Some areas require zoning approval (which will take longer and cost more). And some areas just don’t allow it. You’ll have to consider heat and utilities. Will you need to add extra heat - if it was just built as a red room, it might be extra cold on the winters. And if someone is living down there, they probably want some control over the heat. Also, who will pay for electric/gas? Don’t let the long list scare you away, if you can swing it, it’s a great way to add value!!

Melissa Dinas · Answer

Congrats on your purchase!I'm not in your area but I suggest you go down to the permits department and speak with someone there, in person. You can get more complete information, be able to ask questions, get any necessary documentation, etc. Waiting for someone to email you may slow down your progress. It's like a domino effect...no permit, no work, extended holding costs, selling later than expected...Good luck!

Vincent Pirrone · Answer

@Kaley Roberts awesome I will definitely do that. Thanks again!

Kaley Roberts · Answer

@Vincent Pirrone no problem - when we did ours it was a pencil sketch with the general layout of where stuff was going to be located. More for their records I think but a requirement none the less. To save the trip you could simply call the department and once you get your answers you can upload your plans on the website saving you time and money.

Vincent Pirrone · Answer

@Kaley Roberts thanks for the purchase ideas. I will definitely do those. As for the PPBD, do they just need a floor plan in order to open a permit for the kitchen and moving the washer/dryer?

Hai Loc · Answer

Separate entrance to rental basement is like #1 house hack strategy in Toronto. Sadly most of them are illegal because you need to legally retrofit it for fire safety which would increase the tax rate for multiple dwelling.