Would you rather... Garage Apt or Bigger House

[Supergumby5000]

Figured this could be a fun conversation and I'de love some opinions from people who have lived and breathed the same situation... if you have/had a detached shop on your property and you needed some extra established spaced for guests (think full kitchen/bath/bed for in-laws), would you rather build an apartment into your detached shop or would you rather have more space on your actual home?

We're in the planning stages of building a house and detached shop on 2.5 acres. House currently has a planned 1500 sq ft unfinished basement. Both my parents and my in-laws are partially retired and often visit for extended periods of time (and its welcome - fortunate that we have a good family). The initial plan was house and detached shop with a 2nd floor apartment over a portion of the shop. We've been planning that way because we have something similar now. BUT, I'm starting to think I'de rather spend the $$$ on finishin the basement for them and keeping the shop the shop.

I think the only reason my mind went to MIL on the shop was because its worked for us now but that is because we flat out dont have the space in our current house for them. I cant think of any reason why we wouldnt want to build an additional casita/MIL/master downstairs. That also opens me up to go to a more "affordable" (and larger) shop space such as a metal/pole structure (permitting restrictions on building ADU/detached residences).

For other people who have lived and breathed this situation, what would you do?

 

[Jinks]

I don't actually own either, but I've owned a home with a separate shop & one with an attached shop. I've also looked at a few homes with separate shops with guest quarters above. The separate shop with guest quarters above appeals to me more. It allows all parties more privacy.

Either way, guest above the shop, or in the basement you should consider an elevator. I've reached the age where one would be nice, & some of our guests will opt for the small guest room rather than climb the stairs to the guest suite. Age & medical problems will eventually make stairs difficult.

 

[bdbecker]

I haven't lived and breathed this scenario, but my vote would be to keep the shop a shop and spend the money on an inlaw suite in the house. As Jinks mentioned, the privacy aspect would be nice, but that could also be integrated (to a certain degree) with how the suite is incorporated into the house. I'd hate to have to walk on eggshells while working in the shop because my folks might be napping upstairs.

 

[jar944]

Bigger house with a inlaw suite. I actually have that currenly. I have no desire to have a separate apartment over a shop to deal with, that just encourages long term guests.

 

[bb29510]

i want a 400 sq ft one bed one bath and a 10,000 sq ft shop

 

[kj_mustang]

Biggest issue to consider for future long term elderly occupants is the steps. Basement living space and a 2nd floor apartment both have those. I built my 2 story house with a room on the 1st floor that was labeled office/study but it has an attached full handicap accessible bathroom and a closet. The unfinished basement will be getting a bedroom and full bath also but it will be for grandkids.

 

[PoorUB]

Are the in-laws able to walk up a flight of stairs? Will they be able to in a few years?

i don't have an issue with an apartment over the garage, but as the in-laws get older they might not be able to do the stairway. My dad stayed with me last sumer, he could barely make it up the four steps into the house.

 

[cannuck]

I would like to have (and trying to do) both. We are the old folks, and slowly getting around to building a large stand-alone shop on our unbroken pasture land. We would like to build a house that can hold us in one suite and one family of kids&grandkids in the other. Shop design as it stands now has a mezzanine over the last 20' for "office" space, that my wife would like us to move into while building house. Doubt that will happen because we have too much stuff for storage available and in town home is only 4 miles from farm. If I was single, no question I would live in the shop.

 

[jar944]

Biggest issue to consider for future long term elderly occupants is the steps. Basement living space and a 2nd floor apartment both have those. I built my 2 story house with a room on the 1st floor that was labeled office/study but it has an attached full handicap accessible bathroom and a closet. The unfinished basement will be getting a bedroom and full bath also but it will be for grandkids.

Walk out basements solve the stair issues, obviously the house to have that already though.

 

[kj_mustang]

My house has a walk out basement too but but you can't drive to the lower level so you would have to walk a hundred feet and my garden steps down to that level.

 

[housewolf]

I have a guestroom over my detached garage. It’s not that we planned it that way, it was more of a way to get maximum use out of what a tornado left us to work with. The house used to be over the garage but it blew away. We built the new house next door. It was a smaller “weekend home“, we built a larger house and live here full time now. Below the guest room is a 36’x24’ garage, I have a separate “shop”. There is a small office, extra washer/drier, a car, and a boat in the garage. Like most things, it has its pluses and minuses. It allows guest more privacy but there are stairs to contend with. We have a spare bedroom in the house so my 87 yo Mom doesn’t have to climb the stairs when she visits. I can host poker games up there and play until the wee hours, or hide up there with the dogs when my wife hosts ladies game nights. There is a large elevated deck outside with a decent view (at least you can see it) of the lake too.

All in all, I think we prefer it this way and the only disadvantage I can see is the stairs.

 

[Toolfool]

In the long run, I think extra square footage in your house will have more resale value than a guestroom in your shop.

 

[Supergumby5000]

This will be on a sloped lot that has enough space/flexibility to have a walk out basement and direct access from parking areas.

I intend to build the shop at the highest/flattest point of the lot. An upstairs apartment would be stair access only.

Steps are a concern for my mother in law.

 

[jar944]

Bonus of a basement inlaw suite is having a full second kitchen in the house.

 

[Zeke]

Motel 6

 

[Moss]

I think I'd go with the house square footage. You can add the apartment to the garage in the future if you want to. I think the overall value financially and having the extra space in house is something you wouldn't regret. I have similar decisions to make and with young children the house needs more livable space as they grow. Not sure if you have children or not.

 

[Houdini5150]

Garage Apartment for more privacy...

 

[bb29510]

next door neighbor put a granny apatment in his garage, so the door still on outside but its frame and drywall on inside, bath and small kitchen

 

[Renegade1LI]

Can you do both? After looking at homes last year we noticed quite a few rooms over the garage and an inlaws apartment. I like that set upbest as it gives long term flexibility.

 

[sjvicker]

If you can swing it I'd put the appt in the shop with 1 bedroom downstairs and 1 above. There is a scenario here where your guests are elderly and need the support of you close by but would still enjoy the independence of their own roof. In the future this gives you a rental space or just a nice space for guests to have their personal space.

I'd probably take this one step further and get the basement plumbing and electrical rough in done at the same time so you can finish that out as time and $ permits.

 

[niget2002]

Keep the shop the shop.

 

[kwb]

Only way to make shop apartment work is to be into a hillside and the apartment is only a few steps up or a walk out basement under shop with driveway. A full flight is a no-go if you are trying to future proof for elderly parents.

Resale Value will be much higher with the space to the house. Rental income potential is probably higher in the shop given same level of finishes.

 

[drmarkr]

Figured this could be a fun conversation and I'de love some opinions from people who have lived and breathed the same situation... if you have/had a detached shop on your property and you needed some extra established spaced for guests (think full kitchen/bath/bed for in-laws), would you rather build an apartment into your detached shop or would you rather have more space on your actual home?

We're in the planning stages of building a house and detached shop on 2.5 acres. House currently has a planned 1500 sq ft unfinished basement. Both my parents and my in-laws are partially retired and often visit for extended periods of time (and its welcome - fortunate that we have a good family). The initial plan was house and detached shop with a 2nd floor apartment over a portion of the shop. We've been planning that way because we have something similar now. BUT, I'm starting to think I'de rather spend the $$$ on finishin the basement for them and keeping the shop the shop.

I think the only reason my mind went to MIL on the shop was because its worked for us now but that is because we flat out dont have the space in our current house for them. I cant think of any reason why we wouldnt want to build an additional casita/MIL/master downstairs. That also opens me up to go to a more "affordable" (and larger) shop space such as a metal/pole structure (permitting restrictions on building ADU/detached residences).

For other people who have lived and breathed this situation, what would you do?

We have a guest house and an apartment in the shop. If you can, how about a guest house? I don't mind a buddy staying in the shop apartment for a few days, but if it's gonna be anything longer than that, they're using the guest house.

They do have to go thru my shop to get to the apartment, so that's part of the issue.

 

[Jeff C]

Basement... If you have cordial guests, which it sounds like you do, the basement offers plenty of privacy while keeping them close enough to help as they continue to get older. Wheelchair access sounds good since it’s walk out to parking area. An elevator would be ideal for getting them upstairs but may not be feasible or in the budget. Not sure how big of a basement but the in law suite potentially could take up lots of prime storage room. The house already has plumbing (the shop may or may not) and most of your framing done which should make this option the most budget conscious (excluding the elevator).

Shop apt… not sure how much “work” you do in the shop but noises and smells from the shop could bother your guests. Depends on the layout but guests having to walk through the shop to get to their suite is not really the most glamorous setup. You could possibly set it up with its own outside entrance however. Stairs sounds like it would be an issue and I’ve never known anyone to say that went away as they got older.

Guest “cottage” as brought up by drmarkr… probably the most privacy of all and 2+ acres is plenty of room to build one. No steps to contend with but they do have to travel outside when it’s time to retreat or go to bed. Weather could make this short trip dangerous/challenging for elderly folks. Definitely the most “fun” option when showing guests where they get to stay but probably the most expensive option too.

In my opinion the stair only access to the shop suite rules it out along with it having very few, if any, positives over the other options. If you can swing the elevator I think the basement wins out hands down given mobility issues that come with age. If there’s no elevator option the guest cottage moves up pretty high on my list if you can keep it relatively close to the house. If you ever want a pool I always thought a guesthouse/pool house combo would be a good setup with the right layout.

 

[Plastikosmd]

I don’t want people or company anywhere near my shop.

 

[MushCreek]

We have both- a walk-out finished basement with a bedroom and bathroom, and a finished room in the barn. We only have one 'official' bedroom in the house, though. The advantages? The basement and the room in the barn aren't considered living space under local law, so we don't pay property tax on the extra space. We don't heat or cool either space unless actually in use. Lastly, our overnight guests have total privacy. In the barn, there's just a finished great room with a bathroom, but one sofa is a queen-size futon for overnight guests. Our property is 'different', and might be harder to sell than a McMansion in a cookie-cutter subdivision. We didn't build it for the next owner; we designed and built it for us. After I'm dead and gone, I won't care.

 

[GirlnAgarage]

I vote third option and build a separate, little guest cabin ground level. Otherwise you'll eventually have to be quiet working in the shop. And a cabin avoids stairs. Stairs aren't only needed to be navigable for people, but you still have to carry furniture up them. Sometimes those spaces are terribly inaccessible with a nice couch and bed and dresser. A separate cabin slso provides space for people. Living in close quarters with others can get trying.

 

[Bucko]

I vote third option and build a separate, little guest cabin ground level. Otherwise you'll eventually have to be quiet working in the shop. And a cabin avoids stairs. Stairs aren't only needed to be navigable for people, but you still have to carry furniture up them. Sometimes those spaces are terribly inaccessible with a nice couch and bed and dresser. A separate cabin slso provides space for people. Living in close quarters with others can get trying.

This was my thought also if space permits. My buddy has a detached garage and the room above is his extended family room. He built another house for his mom that connects to his house from an existing back porch that was enclosed. This allowed him to have it permitted as an addition and not a new building which would of required its own well and septic. He added a driveway for easy access for his mom. Only drawback was it could not have a stove because of permitting but he put one in after.
Having a guest apartment above the shop would drive me nuts because of the loss of use I would incur from having to be quiet. My shop now is about 100ft from the house making noise is not an issue.

 

[CraigStu]

Guests in the basement. Don't know about your specific lifestyle but we always enjoy meals w/ our guests. Their own bedroom and bath is all they need. You could put a college dorm fridge down there so they can have a few beverages available. The stairs problem is easy to fix especially now since you're doing the plans. One of those little chairs that runs up and down the wall of the staircase is easiest and probably least expensive. Obviously an elevator is nice but then you lose square footage on the main floor. Additional heat expense is also lowest w/ a part finished basement. BTW when doing the plans there is no 'bedroom' in the basement. The room is a study, or a library, or a theater room, or a game room, anything other than a bedroom. That helps w/ septic system requirements and may help w/ taxes but I am not sure of that. Finishing off part of the basement will be less expensive than adding to your shop.

 

[jar944]

BTW when doing the plans there is no 'bedroom' in the basement. The room is a study, or a library, or a theater room, or a game room, anything other than a bedroom. That helps w/ septic system requirements and may help w/ taxes but I am not sure of that.

The basement bedroom being called a bedroom generally increases resale value. That may or may not make a difference. 1600 sqft finished walkout (and i assume daylight) basement makes a (guessing) approximately 4800sqft house for resale purposes, so at that size a 5th or 6th bedroom is almost expected. A full kitchen also keeps your unexpected and or uninvited long term guests separated. If you are fortunate enough to not run into that situation, it allows a secondary prep area for entertaining.

 

[Supergumby5000]

Lots of great input, especially regarding resale, taxes, and loopholes. Thanks!

• I really like the "keep the shop the shop" idea because I do tend to work late evenings/nights in there on my projects. BUT, I will have at least some type of hang out space in there. I need to better understand the permitting side of things for the county and state (nevada) but my basic understanding is I'll pretty much be restricted to building a second house if i designate living quarters in it. That will get expensive quick with how much shop space I want/need. More research on this to come.
• I have no problem with the in laws being in the house. Realistically that is where they will spend there days anyways, only to retreat for sleeping or a nap. I do want the "space" to at least be like a dedicated studio/master which is easily achievable in the basement.
• I really dont want a third structure on the property. The land has a lot of significant grade changes and I have two building sites I would like to use that allow for privacy, noise separation, and visual separation. The lot is heavily treed as well.

We're working through budgeting right now but the goal out of the gate is a fully complete ground level floor (2900sq ft with 750sq ft attached garage), a 850sq ft loft space (2 finished bedrooms, unfinished "bonus" space to be finished at a later time), and the 1500sq ft unfinished/walkout/daylight basement.

If it falls out of our budget, step one will be to cut the basement size down, step two will be to have the loft space fully unfinished for future.

 

[MushCreek]

We built our house, including the basement from ICF (Insulated Concrete Forms). As a result, the basement is well insulated and dry. In fact, we have no HVAC in the basement at all, but it only gets down to 62 F. in the winter, and 76 F. in the summer. Due to the insulation, a small space heater makes the bedroom toasty in no time. I hate damp, musty basements!

 

[qdvuu]

I see the OP lives in Alaska, so my first thought is to minimize health and safety risks to elderly guests. Having them live inside the main house is preferable to them walking between a separate external unit and the main house. Avoiding falls and problems like broken hips or other bones are the main concern, plus it's an inconvenience to traverse the cold and wind/rain/snow/ice/sleet just for a little visit or meal. I think this a bigger issue than the stairs in the main house, but since the OP's in the design phase of the house, why not build the visitor suite on the main level of the house and avoid the stairs.

 

[dcg9381]

We're on 2 acres:

We have a kitchen in the shop that also has washer/dryer. No bathroom. We lived there while building a house. We have certain guests can stay in the shop if we need, but my MIL ain't going to stay there. But we use the shop a lot and I don't like the idea of earmarking 25% of the space that is only used for guests. Adding a bath is problematic as we need to pump the black water about 400' up hill to septic. Gray water can be discharged legally via a system we built around the shop foundation.

When we built, I decided to add a 700 sqft garage apartment. It's on top of the garage. Garage is attached by a breezeway. It's completely stand alone - 1 bed, 1 bath, kitchen, living room, laundry facilities. Because we built "up" the additional cost to build was relatively inexpensive (compared to the house). I built it with the intention of renting it, as rents in our area now compete with NYC. As it turns out, family wanted to rent it (full time) but they're only here about 4-5 months out of the year. So for us, it was a great choice. I rent it "below market" and right now it covers the taxes on the home.

We're considering adding an airstream as an additional rental property. I've got a 25 x 60' "shed roof" off the shop that was designed to cover an RV. It'd take me about 4 years to recoop the costs of a used airstream. Advantage there is that the airstream is an RV, so they can't tax it as residential property.

Happy to share plans, etc. The apt kitchen uses a convection microwave (which can double as an over). No stove, we have outlets that power induction plates - everything looks really clean.

 

[dfiler2]

I also would keep the shop separated from the guest suite, either way you have steps. Make sure the basement is nice enough that you and your wife wouldn't mind staying there. In the event that your family can't manage the stairs you can stay down there for a while.

 

[Stuart in MN]

An alternate thought...putting up your guests in a nearby hotel will probably be a lot less expensive than adding space to the garage or remodeling the house.

 

[fourjeepin]

I’d do the basement. My shop is connected to the pool house where we have guests a few times a year. During that time, I am hesitant to use the shop as it may disturb them.

 

[Leaflessshadetree]

It depends on a lot of factors. What type of shop, what do you use it for? Where is it relative to the house. I'm not having my guests walk past (or through) the house to get to a room. I also won't subject them to the noise, dirt and smells of my shop. If parking is between the two buildings and the shop is just a parking garage it might work.

 

[bored350]

Some threads are worth reviving with additional information, if not for the OP, then for those seeking information in the future. This is one of them. When I started planning my shop, I knew I would be fully insulated, heated/cooled with a full bath and on 2x6 equivalent walls (I built with 6 ½" SIP panels) that could support a second floor.. When ordering trusses, I learned I could do a 16' wide room with a 5' 7" knee wall for a grand total cost of $230 additional for the trusses. The building is 34Wx46D and the apartment is 16W x 46D. This made my decision to do an apartment above the shop a no brainer. I also knew that I wanted a 48" wide staircase for easy access of moving furniture/appliances up and down the stairs. One of the most intelligent decisions I made was to ensure my wife was part of the planning process.... She required that I design two specific features into the apartment. First, a dedicated outside entrance that also had access to the stairwell from the shop and second, a 42" wide main door to complement the 48" wide staircase.

Since the shop has a full bath tucked under the stairs, tying into the plumbing for the apartment kitchen and bath was easy. The dedicated exterior access and secondary access from the shop are accomplished through a bump out and there is a covered parking pad adjacent to the shop. At the top of the stairs, I also put a dormer that houses a stackable washer/dryer and allows access to the crawl section of the truss on that side if needed.

The apartment provides a place to stay for guests and also the option for rental income plus it is unaffected by the workshop noise due to the use of double layered quiet rock which also meets fire code. The entire apartment is spray foamed so no issues with temperature or fumes. When building, I upgraded the house to 325 amp service and pulled a sub panel to the shop and another to the apartment on a dedicated 125 amp line. I also had a manual transfer switch put inline for the apartment sub so I can run a dedicated meter from the pole to the apartment if this becomes an income only use.

For the immediate future, my in-laws and mom can still traverse stairs without issue so it works perfectly for us. Over the next few years, we all get our privacy without the cost or distance a hotel produces. I'll be expanding off the back of the shop for a dedicated ground level building attached apartment with at least two bedrooms and baths for when those who visit can't use the stairs and it too will have dedicated covered parking.

In my area (central Arkansas) a detached shop is a tremendous selling feature and highly desirable. I consulted my real estate broker before deciding on the size and plans for my shop to get maximum ROI should I ever sell. She estimates the shop value added to the home a value of $.60/ sq ft of the home's dollar per sq. ft. value and the income apartment adds the same to 10% greater value per sq ft than the house.

Though it's detached from the house, it is only 16' away and when we build our covered outdoor kitchen/patio area, we will attach a covered walkway between the shop and outdoor space.

 

[kj_mustang]

bored350,

Nicely thought out and sounds very similar to my build.