Where to get info on building code

[redman333]

I am a beginner at this but want to build my garage into an airbnb unit. Right now its just a bare shell. No power or water at all. The garage is a large garage and then I plan on finishing the upstairs.

I want to build it correctly and do it by code. I found what looks like a building code book on amazon, is this what I need or is there something else.

https://www.amazon.com/dp/1609838246/?tag=atomicindus08-20

Also how do I find out what order to do things in?

I need to add water, sewer(which my uncle is going to do this), electrical to the garage, then electrical in the garage, insulation, and then heat and ac, and finishing work. Help me out here please.

 

[spudley]

Before you get too far, contact your town,city or county office that controls zoning. Contact info normally can be found on line.
Where I'm at, garages can not be used for habitation.

 

[pattenp]

You do need to contact your local officials. Zoning code may not allow you to have an Airbnb. Also building codes are local and may be stricter than the IBC, NEC, same for plumbing and mechanical (HVAC).

 

[Jeffh40]

As mentioned, start with zoning to see if it is even a possibility where you are located.

 

[Hilltopmasonry]

Where I'm at, garages can not be used for habitation.

Pretty much any town, village or city prohibits turning a garage into any sort of living space unless the garage is attached and you plan on making that part of an addition and adding a separate garage

For example my neighbor turned his 2 car attached garage into a family room and he built a detached garage behind his house

As others mentioned you need to goto your village hall and talk to the building department first since they will be the ultimate authority


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[Pruittx2]

X5 gotta talk to Da Man!

 

[LXCam]

One thought if you need to figure out an alternative plan is a mother Inlaw's quarters. In my area that's permissible but the sqft is limited to 2% of the property size and can not have a working kitchen. But a frig and microwave is not an issue.

 

[redman333]

So to answer all the questions about the zoning it is possible. I hired a contractor awhile back to draw up some ideas for the layouts. The first thing they mentioned was to make sure that it is allowed so they found out that part for me. They said zoning for my area is multifamily and does allow the garage to be converted. Theres actually already several garages on my street that are converted. Not for airbnb but I know one is a long term rental and the other I think they just use for personal use. The other 2 I don't what they use them for.

I actually do still need to get an engineer to check out the structure though to make sure it can support a full residence upstairs.

 

[redman333]

One thought if you need to figure out an alternative plan is a mother Inlaw's quarters. In my area that's permissible but the sqft is limited to 2% of the property size and can not have a working kitchen. But a frig and microwave is not an issue.

Thats actually kind of what I'm wanting is basically a bed area, and a small area that can be turned into a full kitchen later if I decide to go that route but mainly just have a bedroom, bathroom, and counter space for coffee maker, a small sink and a microwave.

 

[wasfuzz]

Many cities are not allowing Air BNB type rentals even if it is multifamily zoned. You may need a rental license also to operate as rental if it is allowed. Do not relay on your builder to "get" the info. Go to your planning and zoning office yourself and explain what you want to do and see for yourself!

 

[redman333]

Many cities are not allowing Air BNB type rentals even if it is multifamily zoned. You may need a rental license also to operate as rental if it is allowed. Do not relay on your builder to "get" the info. Go to your planning and zoning office yourself and explain what you want to do and see for yourself!

Not certain it’s allowed here but I do know we have a lot of them here. I do plan on goin there. Either way though the building stage will be the same because if I can’t use it as a Airbnb it will be my movie room so I’ll still need to finish it off.


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[NUTTSGT]

Keep in mind, this is going to be a sleeping space and a rental style property. There may be a need to follow some of the fire codes also. Stuff like secondary exits, smoke detectors and fire alarm should be checked out also. A window may constitute a secondary egress if it is of required size and opens a certain way.

 

[redman333]

Keep in mind, this is going to be a sleeping space and a rental style property. There may be a need to follow some of the fire codes also. Stuff like secondary exits, smoke detectors and fire alarm should be checked out also. A window may constitute a secondary egress if it is of required size and opens a certain way.

This is what I’m needing the building codes for but really have no idea where to start to look for them. I posted the book I found but someone stated my local codes may go above and beyond those. I don’t mind doing whatever is needed for my own safety and for anyone staying there. I just need to know what’s needed.


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[spudley]

I just need to know what’s needed.


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That's why a trip or call to the zoning office is in your future.

 

[redman333]

That's why a trip or call to the zoning office is in your future.

Yeah I guess so. Is that the only place to get the local codes.


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[NUTTSGT]

Yeah I guess so. Is that the only place to get the local codes.


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Not unless the AHJ posts them online or reference what they use.

 

[redman333]

Not unless the AHJ posts them online or reference what they use.

AHJ?


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[Toothaker]

Administration having jurisdiction.

For example, the city I live in has a web site, and buried in it is the local building codes. I say "buried" because I couldn't find it by browsing. So I did the site search from Google:

site:www.wichita.gov building code

and it returned my local building codes.

 

[finn]

County and city building codes and/or guidelines are often posted on the county or municipal web site.

Start your search there.

It’s better to do the search first, lest you knock on their office door totally clueless and unprepared.

If you sound like you have attempted to prepare yourself for this project, things will proceed much smoother.

 

[Partsguy57]

I am a beginner at this but want to build my garage into an airbnb unit. Right now its just a bare shell. No power or water at all. The garage is a large garage and then I plan on finishing the upstairs.

I want to build it correctly and do it by code. I found what looks like a building code book on amazon, is this what I need or is there something else.

https://www.amazon.com/dp/1609838246/?tag=atomicindus08-20

Also how do I find out what order to do things in?

I need to add water, sewer(which my uncle is going to do this), electrical to the garage, then electrical in the garage, insulation, and then heat and ac, and finishing work. Help me out here please.

You are about to find out you live in a "free" country.... as long as you do as they say... good luck. Cheers

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[Tinkerman66]

Sad that some people living in the USA have to get permission to do what they want.

 

[jetnow1]

After you talk to the zoning office, talk to the building inspector, He/she will be able to tell you which version of the IBC the use, and often will have copies for sale. Do not be surprised to find you may also need approval from the wetlands commission, the health dept., the fire marshal etc. Hell when I built my garage the longest holdup was getting the town engineer to sign off.

 

[964haus]

Where you live makes a difference. There’s zoning (regulation and bylaw that sets use, density, etc) and building code. We have a provincial building code but Vancouver has its own. Check or hire someone to check for you.

M

 

[yeldogt]

Kids -- that's the reason for restriction. Apartments w/ kitchens over garages make for more kids in the school system w/o any increase in taxes to pay for them. The places I live have tons of regulations and it's much easier for mother-in -law suits if attached to the main house.

You may be in luck because the building is there and you just want to improve it ... A bedroom increase the code load.

Once you go and try and rent -- many localities have all manner of codes and inspections. Other then my city places ... all the suburban towns have yearly rental fees and either yearly or two for the inspection.

Lot's of towns are restricting short term rentals ..... nobody wants them around.

 

[Partsguy57]

Well we all know the good of the village trumps the right of the individual......its a free country remember..

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[Git]

Last year, California enacted a 'granny flat' law - they are actually called 'Accessory Dwelling Unit'. May be worth looking into for your area

http://www.hcd.ca.gov/policy-research/AccessoryDwellingUnits.shtml

Getting back to building codes, Code Check makes a series of illustrated guides for building codes, electrical, plumbing, etc. They are easier to understand than the actual building code you linked to. Here is an example


https://smile.amazon.com/s/ref=nb_s...stripbooks&field-keywords=code+check+building

 

[rburke65]

This may turn into a real can of worms but it’s been done before. Make just you’re playing by the rules.

 

[964haus]

Also do you want to know code because you intend to do it with permits and inspections or just out of interest? Also code tends to be minimum standard...

M

 

[DGersic]

Sad that some people living in the USA have to get permission to do what they want.

BS. Codes and zoning keep the property values up, by preventing the lunatic neighbors from building a hotel where there’s no infrastructure to support it, and where the neighbors don’t want it.



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[Norcal]

BS. Codes and zoning keep the property values up, by preventing the lunatic neighbors from building a hotel where there’s no infrastructure to support it, and where the neighbors don’t want it.



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Really depends, the city I live in it's more of a revenue thing then safety.

 

[Partsguy57]

BS. Codes and zoning keep the property values up, by preventing the lunatic neighbors from building a hotel where there’s no infrastructure to support it, and where the neighbors don’t want it.



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Sure.... nobody's against reasonable codes.... it's so far past that now it's not even funny. Here in oregon there is really nothing that does not require some sort of permission slip. ( permit) yea the lunatic neighbors are going to build a hotel.. sure.. the lunacy is on the code side... always have developed property on a small scale... example built and own a mini storage in 1999 now building a second 2 miles down the road and you can't imagine the headaches now with code... and what has changed in 20 years? Nothing... but it's for our safety and the good of the community right? You tell me one other place where they force you at a point of a gun to do things their way and when it goes wrong they have zero responsibility...

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[Partsguy57]

Really depends, the city I live in it's more of a revenue thing then safety.

Amen its always about the money... to say otherwise is kidding ones self.

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[Marctrees]

I am a beginner at this but want to build my garage into an airbnb unit. Right now its just a bare shell. No power or water at all. The garage is a large garage and then I plan on finishing the upstairs.

I want to build it correctly and do it by code. I found what looks like a building code book on amazon, is this what I need or is there something else.

https://www.amazon.com/dp/1609838246/?tag=atomicindus08-20

Also how do I find out what order to do things in?

I need to add water, sewer(which my uncle is going to do this), electrical to the garage, then electrical in the garage, insulation, and then heat and ac, and finishing work. Help me out here please.

redman - You have gotten very real world advice so far.. and as said, your local AHJ is the place to start.

That said - Are you wanting to do this specifically for rental income purposes ?

Expecting to make net $ ?

My concern is... even IF you are in a relatively low regulated area, and your "Uncle does the sewer.." this project may still cost you WAYY more than you are expecting... resulting in a much poorer ROI than you may be thinking.

The existing structure you have is a small % of total cost finished out "ready for occupancy"

I just want to make sure you look at ALL costs and everything... so you do not end up w something half finished,,, and out of money.

An option may be getting some GC bids once you know your requirements.

After that.. you can always try to GC and DIY, but you may (will) not save as much as you think.

AND, especially "I'm a beginner at this".. I GA RUN TEE it will take you way way way longer to DIY than you imagine in your nightmares.

Just don't wanna see a Guy get in trouble.

Move ahead prudently w eyes open.

Marc

 

[redman333]

redman - You have gotten very real world advice so far.. and as said, your local AHJ is the place to start.



That said - Are you wanting to do this specifically for rental income purposes ?



Expecting to make net $ ?



My concern is... even IF you are in a relatively low regulated area, and your "Uncle does the sewer.." this project may still cost you WAYY more than you are expecting... resulting in a much poorer ROI than you may be thinking.



The existing structure you have is a small % of total cost finished out "ready for occupancy"



I just want to make sure you look at ALL costs and everything... so you do not end up w something half finished,,, and out of money.



An option may be getting some GC bids once you know your requirements.



After that.. you can always try to GC and DIY, but you may (will) not save as much as you think.



AND, especially "I'm a beginner at this".. I GA RUN TEE it will take you way way way longer to DIY than you imagine in your nightmares.



Just don't wanna see a Guy get in trouble.



Move ahead prudently w eyes open.



Marc

Yes mostly this will be an income source. I’m not expecting to make a ton on it but if it pays for itself then renters paid for my equity. If I make anything above my break even point I’ll be ecstatic. Also I wanted to do the Airbnb thing because I feel like it’s a bit more flexible. Meaning if I have family coming in town which we do a lot since we live at the beach. Then I can make sure the rental is free for them to stay in. The rest of the month I can collect my payments. It’s also a bit interesting to think who we may meet and where they are from.

There’s a few people that I’ve talked to that have done something similar and have told me what they paid overall and it’s around the $12k-$18k range for mostly DIY. Pretty much double that if I hire everything out.

Being that I’m a beginner I am aware that it will probably be more expensive and take more time then I expect but that’s why I want to do it myself also. We are in our first home and I want to learn how to tackle these things and fully understand the house that I live in. I feel like this is a way that I can learn and it not be a big strain on the family by having to live through a remodel since the building is detached.


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[redman333]

Also do you want to know code because you intend to do it with permits and inspections or just out of interest? Also code tends to be minimum standard...

M

Planning on pulling permits. Since I’m new at this I feel like this is a way I can verify my work as well to make sure I don’t kill someone due to my ignorance or even just cost me more money trying to repair **** work.


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[redman333]

Last year, California enacted a 'granny flat' law - they are actually called 'Accessory Dwelling Unit'. May be worth looking into for your area



http://www.hcd.ca.gov/policy-research/AccessoryDwellingUnits.shtml



Getting back to building codes, Code Check makes a series of illustrated guides for building codes, electrical, plumbing, etc. They are easier to understand than the actual building code you linked to. Here is an example





https://smile.amazon.com/s/ref=nb_s...stripbooks&field-keywords=code+check+building

Hey thanks. I like the idea of this.


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[redman333]

I did some google searching and came up with this. Is this what I’m looking for?

http://www.ncdoi.com/osfm/engineeri...18 NC Residential Code - Proposed.pdf#page662


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[Barnabas]

That's a good start, but your city and/or county will have additional rules.
Specific zoning laws apply depending on where you are located.
Here in Raleigh you can not build a detached apartment in a residential area.

 

[redman333]

That's a good start, but your city and/or county will have additional rules.
Specific zoning laws apply depending on where you are located.
Here in Raleigh you can not build a detached apartment in a residential area.

What if the building is already there? The building is already present on my property. I understand you’re talking about Raleigh but am more curious then anything.

This link that I put up is just NC then?


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[Marctrees]

"There’s a few people that I’ve talked to that have done something similar and have told me what they paid overall and it’s around the $12k-$18k range for mostly DIY. Pretty much double that if I hire everything out. "

redman - So, you are starting w a basic interior unfinished existing garage.. making a small but legal living unit w basic cooking and bath facilitys...

Approx total square footage you plan to finish ?

You mention "break even point"

My concern is your out $ vs your in $ is realistic.

No, I do not think you are stupid.

At least not more than me.. having made a major mistake in past w unrealistic estimate.

Been there done that bigtime.

Marc