Attached garage vs. No garage

[Jordan Regier]

Question?

Hi there, I am building a 3 bed 2 bath vacation rental in Sauble Beach, Ontario. I am a crossroads and could use some advice on whether or not to build a attached garage on the cottage?

The pros would be:

- higher resale and more equity

- storage for bikes, canoes, kayaks etc.

- keeps garbage out of house and I could put a ping pong table for guests

The cons would be:

- higher cost to build

- less cash flow

Looking forward to any advice! Thanks, Jordan.

[Kenneth Garrett]

@Jordan Regier

A garage is definitely a benefit for storage, recreation area, etc.  The cost is not very much considering the benefits.  A two car garage depending on your market is probably 15K-20K.  Not much of a difference when it comes to a mortgage payment probably under $100 a month.  I use mine for storage of beach toys, drying rack for swim suits, storage of extra supplies and on occasion it’s an extra parking space.  It’s not used for parking very often.  Maybe once a year.  I’ve thought about making a recreation area, but my property seems to book quite easily without it.

[Michael Baum]

I would agree with @Kenneth Garrett. I would do an attached. We don't allow access to our garage as we have a lot of stuff for the house stored there, but having some cool game area in there or more storage would be nice.

[Jordan Regier]

Thanks guys. Really appreciate the advice. 

[John Underwood]

I agree with adding the garage.

[Paul Sandhu]

Two of my houses have a cellar.  It's an unfinished basement.  Real quiet, no windows.  I promote it as a torture chamber.

[Theresa Harris]

Is it going to be rented in the winter time?  Having an attached garage is nice.  I don't think it should cost that much to build. You don't have to finish it off on the inside.  It also gives you space to store things in a locked cupboard and create a mudroom with the laundry.

[Slaiman Atayee]

Agreed with others its very convenient to have. Assuming you're contracting it out make sure you get multiple bids and I'd do the bare minimum inside or do that yourself (unless you're going to make it a hangout spot as a feature for guests - could also do this over time as you see increased cash flow). Also might be good to talk with your agent and get an idea of what an extra storage space is valued at in your area (I've seen sheds be valued at several thousand before) so that might defray some of your building costs. Good luck!

[Bruce Woodruff]

I agree, build the garage, but you're not getting it for $10-20k....At least double depending on area.....

[Henry T.]

What about one of those 10 x 10 Home Depot storage barns? Cheap, Easy, no permit.  You could always add a garage later if desired. Vacation rental does not need a garage, and as an LTR its a potential hoarding space. And you can't legally remove a hoarder. If you intend it later for personal use, then yes you need a garage, but don't give it to tenants unless you charge an extra premium for it. 

[Jordan Regier]

It’s going to be short term rental spot. 

[Nathan Gesner]

Quote from @Jordan Regier:

Adding a garage is inexpensive and it provides you with a lot of options. Adding a game room or storage will pay for itself quickly.

[Eddie Torres]

@Jordan Regier Adding a garage is much more than people are estimating here. You're looking at at least probably $50k for a 2 car garage assuming you're going to get it permitted. Site prep and permitting fees are not cheap. I do see the value in it but it doesn't seem like your interested in the garage to park cars. That being said, it could be significantly cheaper to have a large finished shed built in lieu of a garage and it and can serve the same purposes for you.

[Tamera Means]

I’m thinking about building a detached garage with a loft rental on top ?  Has anyone tried this?  Any estimates on cost?  Thank you all for the help!

[Sarah Kensinger]

Quote from @Tamera Means:

I’m thinking about building a detached garage with a loft rental on top ?  Has anyone tried this?  Any estimates on cost?  Thank you all for the help!

This all depends on the area. Reach out to some builders in your area and see if you could get a rough estimate.

[Bruce Woodruff]

Quote from @Tamera Means:

I’m thinking about building a detached garage with a loft rental on top ?  Has anyone tried this?  Any estimates on cost?  Thank you all for the help!

You didn't say what size, but I'm assuming a basic two car garage, 20 feet by 20 ft roughly? I would say including architect, engineering and permitting costs, you'd be at about $250,000.