ADMINISTRATION Departments Building & Planning Building Permits Garage Conversion Sheet | Garage Conversion Information Sheet |
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Our Garage Conversion Sheet is viewable and printable so you can print it out. Just use the printer icon in the upper right corner to print this document. CONVERSION OF STORAGE AREA INTO LIVING QUARTERS The Washington State Building Code requires that a building undergoing a change in occupancy be upgraded to comply with all the current building codes. This handout specifically deals with those areas that are currently storage areas such as unfinished basements, garages, and accessory buildings and converting them into living quarters such as bedrooms, living rooms, exercise rooms, etc. It specifically applies to those cases which have an existing roof structure that is structurally sound around which walls will be built or rebuilt and a floor will be constructed or reconstructed. The structural provisions for an enclosed area require that a footing extend down 24” below finished grade. Normally in a carport this requires that the exterior posts be removed and a wall installed on top of a footing and stem wall and that the garage doors be removed and a thermo barrier be installed to 24” below the finished grade. Any modifications to the structural work should be reviewed by a design professional to ensure that no damage is done to the existing structure and that it will not move when the ground freezes. The level of insulation and quality of windows and doors are dependent upon the heat source for the new addition. The following chart outlines these requirements. Please note even using an energy efficient gas furnace requires 2” x 6” stud walls rather than the unheated 2” x 4” walls which may currently exist. This will require furring out or higher valued insulation to be installed. Additionally the floor insulation will need to be increased to the required amount. This may require excavation of a crawl space, installation of perimeter insulation around the footings, floor bats or other methods to comply with the intent of the substantial floor insulation. The ceiling/attic space must be insulated to the level required for the heating source. RESIDENTIAL HEAT SOURCE
INSULATION VALUES Next you must consider the use of the room. When the remodeling is done a house, every bedroom must have a second exit route (usually through an egress window). This may require modification of the existing part of the house to ensure that every bedroom has second safe exit route. Additionally every bedroom must also have a fire/smoke alarm that will sound in case of an emergency. Any areas in which work will be done in the attic space must have the smoke alarms wired directly to the electrical system and sound together. Areas in which the attic space insulation will not be disturbed can have battery independent smoke alarm systems.Many times problems occur in converting a carport or garage into a living space because of the moisture that comes into the space under the floor by wicking through the concrete. This needs to be dealt with to discourage mold and insect damage to the house. Additionally treated material must be used when within 6” of the concrete therefore leaving the concrete slab in place may cause additional requirements to be imposed. Every dwelling must have two off street parking spaces. This can be done by widening the existing parking area or providing additional parking area. In any case you must provide two 9’ x 20’ parking spaces fully within your property line.Please keep in mind that the minimum front yard and side yard setback must be maintained. By enclosing the garage, you may have no option to construct a new garage in the future. The consequence of this is directly related to your planned project and must be considered at this time. In most instances, garages can not be installed in the front of the house due to the setback requirements. If you do not have an alley, this can have serious consequences for the resale of your property. If you would like to pursue the conversion of a storage space into a dwelling area, please request a residential building permit application and begin drawing the design details for the conversion. If you have any questions, please give us a call.Sincerely, Curt C. Andrews Building Official |
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| Last Updated ( Tuesday, 28 August 2007 ) | |||||||||||||||||||||||||||||||||||||||||||||||||||
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