What if you want to convert a garage into a living space? Garage conversions are an innovative way to add a functional space to your home. Since the start of COVID-19, homeowners in the GTA and surrounding areas have discovered to convert their garages into legal secondary suites, a practical option for creating additional space or rental income.
Your garage is a space that adds value to your home in Ontario once you get it right. Converting a garage into a dwelling unit also means more living space that can be rented out for extra income.
This article is a comprehensive guide to your garage conversion journey. You’ll also learn the legalities governing your garage and the steps to convert garage into living space correctly.
Understanding the legalities: should you convert a garage to a living space?
To ensure that your garage conversion adds to your home value and not take it away, you want to make sure it ticks all the right boxes. Let’s discuss the factors that may make or break your garage conversion.
Parking
Many municipalities demand that you have a certain amount of on-site parking per dwelling unit. Typically, one parking per secondary unit and in remote or rural neighbourhoods, it can increase to two for the main dwelling. The more parking required, the less likely your property would be able to accommodate a rental unit. These parking spaces are often restricted from being in tandem. This means that each regulated parking space per dwelling must have direct access to the street without passing through another parking spot. If the lot frontage allows, you can expand the width of your driveway, but this means applying for a driveway access permit.
Setback
This parameter defined the mass of a building and, ultimately, the character of a neighbourhood. This means if you are converting a garage into a legal secondary suite, you must consider the distance the wall must be from the rear property line, the side property line and the main building on the lot. In main cases, if the proposed garden suite will have proximity to existing trees, it will also be required to remain outside of the tree protection zone.
Coverage
This is the one factor that will eliminate the possibility of creating a new garden suite or converting an existing garage into a legal secondary suite. Most cities will regulate how much per cent of the total or rear lot area can be used for a detached dwelling unit like a converted garage. If the lot is too small, then a newly built detached secondary unit may not be possible. Also, if other accessory structures in the rear yard cannot be demolished, it can reduce the possibility of converting the garage into a legal secondary unit.
Familiarize Yourself with the Ontario Building Code and Local Bylaws
Before embarking on your garden suite project, consider Ontario building codes and regulations. Following the rules ensures your new living space matches safety and construction standards.
In Ontario, the Building Code Act of 1992 regulates the construction, renovation, and change-of-use of a building. Its primary purpose is to establish minimum building standards and occupancy safety.
For a garage conversion, some code considerations include:
- Fire Safety: The project must comply with fire safety protocols, including installing fire-resistant doors and windows and possibly a separate heating system.
- Ventilation: You must consider adding window spaces to allow natural air and light into the living space.
- Insulation: Garage walls have no insulation. So, an essential aspect of your garage conversion is adding a thermal barrier.
- Heating and cooling: You may need a separate space heater or an extra radiator to provide heating and cooling to your garage.
- Plumbing Services: Plumbing needs to be connected directly to the city infrastructure or the main dwelling on the house.
Get clarity on your garage conversion ideas.
Converting the garage to an in-law suite is one way to make that extra space unique. But you must envision what kind of living space you want to create. Here are some gorgeous ways to transform an empty garage:
- Luxurious home office
- Multifunctional annexe
- Garage-to-kitchen renovation
- Spacious workshop
- Art gallery and studio
- Bar and lounge
- Colorful art studio
- Teen hangouts
- Backyard play area
- Studio apartment rental
- Cozy cottage
Other modifications required for a garage conversion
Besides plumbing, ventilation and fire safety, you want to take great care to convert all the necessary elements that make any space livable. Here are some typical modifications to an existing garage.
Improve the exterior
You shouldn’t overlook the need to make the garage exterior look less than the converted garage servicing as a dwelling unit. Your designer can help you develop ideas to blend the garage conversion with the rest of your home’s exterior. This could include a small courtyard area, a kid play area, or a beautiful floral garden. However, the exterior material finish should take into account the following:
Durability – The exterior of the converted garage should be finished with a material that can resist dents and scratches. Also, a more durable material selection can improve the perceived value and appraisal value of the converted garage.
Appeal – Though the garage is located in the backyard, surface materials that match the main building on the lot can give a sophisticated and cohesive look to the converted garage. If matching is not your style, other materials like stucco and Hardie board can provide a modern appearance to the backyard converted garage.
Weather Tolerance – Materials must be chosen with weather resistance in mind. For instance, vinyl siding is more resistant to extreme temperatures and moisture than wood siding.
Maintenance – Choosing low-maintenance material options such as brick or stone can reduce the incidence that may lead to repairs; however, the initial cost of installation may need to be clarified. So try a combination of materials for a finish that works.
Engaging a Professional
There are many components you need to think about with your garage conversion. You must hire a qualified professional to convert the garage into a living space. Seek out recommendations, research, and run interviews to find a professional who understands your vision and is familiar with local building regulations.
Apply for Building Permits
While planning your garage conversion, you must also consider the building permits. Garage conversion permits will ensure that the work meets health and safety standards verified by inspections of various elements during construction. So, when you begin filling out that permit application form, you must decide.
For instance, converting a garage to a garden suite or laneway house will need space such as a kitchen, living, dining, bedroom, laundry and bathroom area. This means you’ll need plumbing permits alongside other structural elements.
Your design plan needs to align with building codes and zoning bylaws to avoid rejections.
Here is the typical documentation to be included in an Ontario building permit application; you will need the following documentation:
- Site plan: This includes property dimensions, buildings, driveways, parking, and landscaping elements.
- Floor plans: These are schematic diagrams of the proposed construction project.
- Elevation drawings show the property’s current and proposed appearance from all exterior sides.
- Section drawings: These indicate the construction methods and materials you’ll use.
- Mechanical drawings: These include HVAC and plumbing installations.
Also, the building permit application process involves responding to the building department staff’s comments. This is where you’ll also find value in hiring a BCIN designer. They will support you with carrying out detailed responses and drawing revisions that address the plan examiner’s comments. All these can happen effortlessly if you hire the right professionals to help navigate the intricacies.
Construction and Inspection
Once you have been issued your building permits, you can start construction. It’s also important not to add any work not reviewed by the city staff during the permit review process. The project must align with the permit documentation. The municipal building inspector will inspect work against the approved permits issued. Standard inspections include underground plumbing rough-ins, above-ground plumbing rough-ins, HVAC rough-ins, Framing, Insulation, Fireseprations, and final inspections. If building a new detached dwelling unit, the following inspections will be added: excavation, rebar placement, concrete and grading, to list a few.
When all construction tasks align with the approved permit documents and pass the final inspection, you’ll receive an Occupancy Permit or a Completion of Permit letter. This officially declares your garage conversion can be used.
The cost of converting a garage into an apartment
the cost to insulate, drywall, install plumbing and heating, and finish be quite as expensive. Not to mention if the plan is to propose a secondary suite with a basement and second storey. All these add cost to the project. Generally speaking, an existing accessory building, like a detached garage that is structurally sound and suitable for a one-bedroom or studio cost, will range between $80,000 and $100,000. Comparatively, a similar new building would range between $225,000 and 275,000. So, calculating the costs requires looking at your unique situation. Don’t forget to factor in the cost of building permits to convert garage into living space.
Conclusion
Taking steps to convert a garage into a living space is a tangible and value-added way of generating rental income and providing housing for your family or the public. Following your local regulations and the Ontario Building Code enhances construction safety standards while minimizing risks. With careful planning, guidance from a professional, and adherence to due process, you can end up with a beautiful, functional, and legal living space that bears your unique personal touch.
That said, you can avoid all legal issues if you hire professionals familiar with the local codes and regulations governing garage conversions. Property Pathways is the best choice for your project. They provide design guidance and permitting services to municipalities across Ontario. With their help, you can create effortless designs and permit drawings to speed up your permit process.
Embarking on a garage conversion journey may be complex. However, the added space, versatility, and value addition can be worthwhile. So, contact Property Pathways today and get the help you need to create your dream living space right at home!
