1 1/2 Story Garage

[gmarcucio]

Can anyone give me the definition of a 1 1/2 story garage? I have tried to find it on the internet with no luck. I am trying to grieve my property taxes after building a 30'x36 ' garage with 13 1/2 foot ceilings. I made the ceiling high so I can put in a car lift. There is no loft upstairs, there is a square cut out of the sheetrock for access to the rafters and electrical but no usable space above my ceilings. The rafters or trusses are not made to carry weight of a floor upstairs on them. The assessors have the garage listed as a 1 1/2 story garage. I would say it is a 1 story garage? Am I wrong? If not is there anything I can find in writing of the definition of a 1 story, 1 1/2 story or 2 story garage?

 

[Pluribus]

Generally, it's a definition applied to a house with a main floor, then a second floor with sloped and not full height ceilings for at least part of it. That reduces usable floor space on the 2nd story, thus 1-1/2 stories.

In your case, I'm guessing the assessor is just assuming something based on height and calling it a 1-1/2 story based on height alone. In assessments and appraisals, everything has to be categorized. Maybe they wanted to note that it's tall, but they don't have a checkbox for, "tall 1-story garage." Who knows? I would try to make an appointment with the assessor and ask them what the tax rate difference is between a 1 & 1-1/2 story garage. Show up with photos and a copy of your plans.

Sometimes just telling them it's only a 1-story is enough to get them to change it. I got a bedroom count reduction that way once. All I had to do was tell him the extra "bedroom" noted in the assessment was a loft accessed by ladder, so it wasn't a legal bedroom.

 

[4xdog]

My county is allowed, if I recall, to do every other assessment as a "drive by" assessment, where the property doesn't have to be visited by the assessor. Is there a chance that's what they did with your tall garage?

In which case, your protest probably stands a decent chance.

 

[gmarcucio]

Thanks for your reply with some great information!!! I think you're right I need to ask the difference in assessment between 1 and 1 1/2 story and explain my situation to him.

 

[NUTTSGT]

Thanks for your reply with some great information!!! I think you're right I need to ask the difference in assessment between 1 and 1 1/2 story and explain my situation to him.

When you go to ask, I'd have a few pictures handy to show them. An interior picture along with a tape measure shot or somebody standing on a ladder for scale to wall height might be enough to prove to them that it is one story with an attic space. . . that is "unusable."

 

[driftpin]

What did your plans say? Our architect labeled our garage loft as "non-habitable space" since it's less-than six feet tall at the ridge beam, and has no stairs going to it. I use a ladder to get up there, and have a stout jib crane for moving bulky, heavy stuff up/down.

Here in Florida assessments are based off as-built plans.

 

[firebirdparts]

It's pretty easy to tell from your picture that you don't have an upper half story.

 

[gmarcucio]

Thanks for all of your input! I brought pictures with me as some of you mentioned and I didn't have plans for the garage however I did have an estimate that pretty much described it was a 1 story garage. Now I'm just waiting to see if they are going to lower my assessment.