What if 1/3 of all garages were converted to studio apartments?
During my evening walks thru my suburban neigborhood, I conducted an informal survey of garages and estimated that approximately 1 out of 3 are NOT storing vehicles. Telltail signs included: exercise equipment stationed in front of garage doors, vegitation, supplies or abandoned/unregistered vehicles in front of those garage doors. When by chance the garage doors were open, I observed they were filled with “stuff” just like my own garage which has never had a vehicle parked inside of it for the past 24 years. When I googled the topic, I noted responses included an affirmation that approximately 1/3 of all garages in America are NOT used to house vehicles.
The reason I define this as an INVISIBLE and PRACTICAL tool in the toolbox to address the affordable housing crisis is as follows:
If the studio is attractively configured within the garage, there will be no significant change in the size and appearance of the house.
French Doors (aka carriage doors) actually upgrade the appearances
In addition to upgrading the attractiveness of the house, the carriage doors can adddress the requirement of safe accss/egress
Since the studio is configured within the envelope of the existing structure, costs can be minimized concerning utilities (plumbing, HVAC, electrical, etc.) and a foundation already exists even if it’s just a cement slab. Rough estimates of such conversions depending upon site/building circumstances range in the $50,000 to $100,000 category based upon preliminary, cursory internet searches when this question was posed. Of course, more could be spent but this appears to be a reasonable baseline estimate.
Since one out of three garages already have vehicles parked in the driveway, the addition of one more vehicle would hardly be noticeable. A maximum allowance for one vehicle is reasonable since a maximum of one person occupancy (absolute maximum of 2 persons) would be reasonable.
Establishment of a local design review requirement is quite reasonable and recommended so what’s designed is in keeping with the character of the neighborhood. Again, the emphasis upon quality design and unobtrusive appearance bordering on invisibility.
As a practical, fiscally prudent matter, studios replacing garages could provide a revenue generator for a cash stapped, house poor homeowner. If the studio generated rental income of $800 to $1,000/month (likely figure in my high demand, high cost housing market), this studio would pay for itself over time and add value when the time came to sell the house. Given uncertain economic times, the inevitability of increasing inflation and the ever present spector of financial crisis (layoffs, illness, etc.), single family homes can no longer be passive investments. The studio conversion will make the single family suburban home a more dynamic investment without deterring from the character and quality of the neighborhood.
As a social, family friendly and intergenerational strategy, the studio conversion would provide an opportunity for the older homeowner (presumably the baby boomers) to age-in-place while downsizing if they find themselves in an empty-nest situation. Likewise, the young adult members of the family who can not yet “leave the nest” because they are burdened with crushing college loan debts and astronomically high housing purchase costs could gain a sense of independence while saving up at home. Mutually beneficial arrangements concerning child care, elder care, babysitting and healthy social intergenerational interactions would be condusive if garages could be converted to studios.
If financing is an issue, a reverse mortgage might be an option or consideration of tapping into retirement funds that need to be spent as part of the RMD’s (required minimum distributions) might be an option. Pooling of family resourses is recommended among the family members who will benefit from the conversion. For baby boomers many of whom have paid off their mortgages or those persons who have very low interest mortgages have no intention of acquiring additional debt or moving. This might be an option for them as circumstances (age, illness, family configurations, etc.) change. If there were any public funds made available as either a grant or low interest loan for garage to studio conversions, there would have to be a stipulation that the studio be rented at an affordable rate for a reasonably long timeframe (possibly minimum of 10 years).
On a personal note, whenever I advocate auxiliary dwelling unit (ADU) proposals emphasizing their discreatness, one of my sons askes “why do we have to hide affordable housing and act like it’s something to be ashamed of?” My response is that we have to propose and implement what is politically practical, economically viable and doable. Last, but not least, being from New England, I tell him that I do not like the idea of being “tarred and feathered” when making such proposals. Requiring that there be an owner-occupant on site (whether he/she reside in the studio or in the house proper) also goes a long way to making this proposal palatable to those who might be skeptical. Builders and contractors should be on-board with this proposal since there would be money to be made implementing the conversions.
Also, on a personal note, I have experienced living in rooming houses and some very tight, uncomfortable spaces that lack a bathroom or kitchen. As a minimalist, the small space is not an issue but having your own bathroom and even just a kitchenette makes all the difference in the world.
As with all my blogs recently, I aim toward solutions that most everyone can buy into. This seems to be a very practical, aesthetically pleasing, politically appealing and fiscally sound proposal. This proposal might assist with “shaking up the backlog of housing supply” by supplying more housing without requiring the sale of housing. I’m working on upcoming blogs concerning variations of ADU’s (auxiliary dwelling units) and cooperative housing alternatives, so stay tuned.
The only looser in this proposal for converting garages to studios might be the junk that fills up our garages. To that I say “good riddings” and I encourage recycling to the greatest practical extent.
As always, seeking feedback and further ideas via http://www.dunnwriteswell.com
Dunn Writes Well 