Converting a 2 Car Garage into a Rental

[Harry Carter]

Hi everyone,

I currently live in Manassas, VA and have a 2 car attached garage with a vaulted ceiling that I'm thinking about converting into an ADU (studio, or 1 bed/1bath with a small loft, and kitchen). I don't use the garage much except for some storage, so using the space for an income producing alternative sounds good. I already have a pretty large shed in the back yard that I don't use much and could just transfer everything there. I've already met with the zoning Dept and they stated I could do it. I'd appreciate any thoughts on this project.

1. Does converting a garage add value to the home?

2. Should I have an architect design it?

3. Any reasons why I should/shouldn't do it?

I appreciate all comments.

Thanks in advance.  

[Rick Albert]

As someone with an ADU (I lived in it for two years and now rent it out):

1. Does converting a garage add value to the home?

Typically it does, especially if it is permitted. Look for sales of properties with ADUs and that will give you your answer. There is a market for either multigenerational living, house hacking, or luxury living (someone who wants to brag they have a guest house). With that said, it depends on your market. We sold a luxury home where the garage was converted to a studio and buyers wanted it converted back to a garage. Their thought was "if I'm paying $4M for a house, I want a garage." Also keep in mind that appraisers haven't been giving dollar for dollar value (at least in my Los Angeles market). 

2. Should I have an architect design it?

That is a building and safety question. Likely you will need architectural and engineering plans. Remember, the original garage was not designed to have people living in there.

3. Any reasons why I should/shouldn't do it?

It isn't really if you should or shouldn't do it, it's more of is it well thought out. How's the parking situation there (especially if it snows)? What would you do for privacy? Are you adding laundry? Will there be private outdoor space? How much will you get for rent and what is the payback period? Things like that can make a difference.