Fountain Valley, CA · Member since 2016 · 8 posts · 3 votes
I am looking to convert the garage of one of my parents rentals into a bedroom with a bathroom and possibly a kitchen in order to rent it out. I was considering drawing the plans myself and submitting them to acquire a permit. I have absolutely no experience. I was just wondering how difficult this process is and if I should just hire someone to draw the plans for me.
After I receive approval I will be converting the garage myself and contracting some of the work out.
Any advice or criticism is greatly appreciated thank you.
Investor · Philadelphia, PA · Member since 2016 · 2k+ posts · 1k+ votes
9y
Ask your local building office what they require. If it's a small Reno with no structural changes, they may accept plans sketched out on graph paper.
If structural changes are required, or you're in a picky area, you may need official plans stamped by an engineer. All depends.
If they don't require detailed plans, do you know enough about code requirements for plumbing, electrical, building (egress, wood sizing, etc) that you can specify everything?
Investor · Philadelphia, PA · Member since 2016 · 2k+ posts · 1k+ votes
9y
Ask your local building office what they require. If it's a small Reno with no structural changes, they may accept plans sketched out on graph paper.
If structural changes are required, or you're in a picky area, you may need official plans stamped by an engineer. All depends.
If they don't require detailed plans, do you know enough about code requirements for plumbing, electrical, building (egress, wood sizing, etc) that you can specify everything?
Professional · Milwaukee, WI · Member since 2015 · 35 posts · 27 votes
9y
You could probably take a stab at drawing it yourself and submitting it for permits yourself. As long as your not changing the structure and maintain 2 exits it should be pretty easy. Worst case scenario they reject you and you have a really good starting point for an architect
Ask your local building office what they require. If it's a small Reno with no structural changes, they may accept plans sketched out on graph paper.
If structural changes are required, or you're in a picky area, you may need official plans stamped by an engineer. All depends.
If they don't require detailed plans, do you know enough about code requirements for plumbing, electrical, building (egress, wood sizing, etc) that you can specify everything?
I don't plan on making any structural changes. I don't know a whole lot about the codes but I will begin researching the codes this weekend. I went to the city a few days ago and talked to a lady about getting a permit and she said to come back with plans. She also said that I could hire someone or do it myself. Thanks for the advice I'll continue looking into this. I am in no rush so I will take the time to learn and do things carefully.
Real Estate Broker · Redwood City, CA · Member since 2014 · 679 posts · 888 votes
9y
Get yourself a software, like home designer. Pretty easy to do for a garage conversion. The problem is the bathroom drain, you might have to break the slab. If you are not experienced, find a contractor who can help you. Then draw it up. No need for an architect in most cases.
Investor · Philadelphia, PA · Member since 2016 · 2k+ posts · 1k+ votes
9y
Sounds like they'd be happy with just a sketch in terms of new walls, toilet here, sink there, etc.
For electrical, you'd show where receptacles are going and lights.
You probably don't have to submit specific plumbing plans other than where fixtures are going.
They'll expect everything to be code compliant at inspection time, so I wouldn't worry too much about pipe sizes, circuits, etc.
Fountain Valley, CA · Member since 2016 · 8 posts · 3 votes
9y
@Mike McCarthy I'm going to submit a floor plan and go from there. For electrical there are already outlets in the garage. I don't know if I should install lights or just buy a standing lamp. I don't know if the city will require me to have lights. If they do then I'll do it but if not I'll go with the lamp since it seems easier.
Investor · Philadelphia, PA · Member since 2016 · 2k+ posts · 1k+ votes
9y
@Account Closed
Per the NEC (national electric code), you need a switch-controlled light in each room. This can be a switch connected to an overhead light, or a switch connected to a receptacle (and to a lamp). There needs to be a switch next to each entrance to the room.
Also, receptacles need to follow the 6/12 rule. There needs to be a receptacle within 6' of any doorway, and every 12' along a wall. Basically picture a device with a 6' cord. You should be able to put it anywhere along a wall and be able to plug it in.
Wholetailer & Architect · San Francisco, CA · Member since 2015 · 544 posts · 298 votes
9y
I would also check on your city's parking requirements. Can you still park 2 cars in the driveway? If you put in a kitchen this could be considered an Accessory Dwelling Unit. A lot of cities with housing shortages are promoting these in California and the state government recently passed a law making it easier to do these. It not all cities are on board. They could disallow an oven or stove but let you put a "bar sink" in. They could if it is an ADU require an additional in site spot.
I think if you have plenty of free time draw it up yourself and run it by the city. If you get too much resistance talk to an architect or recent architecture graduate
Fountain Valley, CA · Member since 2016 · 8 posts · 3 votes
9y
@Sean Walton I talked to the city about all of this and I decided to convert to an ADU when I learned about the new law. They said the parking shouldn't be a problem since there's still plenty of space in the driveway. The garage is off to the side so three cars are able to park on the driveway. I'll ask about the kitchen. I really appreciate the information thank you so much. I'm almost done drawing the floor plan as well.
I am planning to convert my garage this summer and I'm also hoping to do my own plans. For my conversion the garage floor needs to be level with the living space in the house because it will be a living room extension. Every architect and engineer I talk to seems to have a different opinion on what is required by the building codes to level the garage foundation. Did you level your garage floor? If so, how did you do it/what did the code require?
Architect & Investor · Bothell, WA · Member since 2015 · 102 posts · 78 votes
8y
Don't for get to research the CA Energy Code. most garages are not built with the required levels of insulation or other energy code requirements. The city will want to see how you are making this space habitable.
Also, if you are planning to rent it out separately you may consider giving it an electrical sub-panel.