Apartments on top of garages, often referred to as carriage houses or carriage apartments, are small residential units built above detached garages. These types of apartments have grown in popularity in recent years as more homeowners seek to maximize their property’s square footage and rental income potential. Though their name evokes imagery of horse-drawn carriages, carriage houses today typically blend seamlessly into modern residential settings. This article will examine what defines an apartment on top of a garage, why they are gaining popularity, their pros and cons as rental units, typical features and layouts, zoning and permit requirements, and costs associated with building them.
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What Defines an Apartment on Top of a Garage
An apartment on top of a garage is literally what it sounds like – a small residential unit built above a detached garage structure. The apartment has its own separate living space with a full bathroom and kitchen, as well as amenities like bedrooms, living areas, and storage space. The apartment occupies the top floor of the garage, while parking spaces and storage remain on the ground level. Staircases provide access between the two levels. Apartments above garages can be similar to tiny homes or accessory dwelling units in their small size and integration into existing residential plots. However, an ADU is an independent living space that can be attached or detached from the main house, while apartments above garages are specifically built on top of detached garages only.
The Growing Popularity of Carriage Houses
Several factors explain the increasing popularity of apartments on top of garages:
Maximizing Property Potential
Adding a carriage house apartment allows homeowners to effectively double the living area on their property without expanding their home’s footprint. It takes advantage of empty unused vertical space above the garage that would otherwise be wasted. Homeowners can reside in the apartment themselves as a mortgage helper, or rent it out to long-term tenants or vacationers for added income.
Housing Shortages
Many urban and suburban markets face housing shortages, driving up demand for smaller, more affordable rental units. Carriage houses help fill this need, providing a scaled-down, less expensive rental alternative to full-sized houses or apartments. Their petite size also appeals to single occupants or couples.
Flexibility
Carriage houses offer owners flexibility in how they are used. Homeowners can reside in them to accommodate multigenerational family living, use them for guests or in-laws, or lease them to tenants. They can also be used as home offices, art studios, or other functional spaces. The separate entrance provides privacy.
Lower Costs
Building a carriage house represents a more budget-friendly way to add living space compared to a full home addition or standalone accessory dwelling unit. Their compact size translates to lower construction costs and reduced rental prices.
Desirability
Carriage houses appeal to renters who want the benefits of a detached living space with its own yard in a single-family residential setting. Their cozy size and typically quaint architecture adds to their charm and desirability.
| Pros | Cons |
|---|---|
| Maximizes housing density/land usage | Limited square footage and storage |
| Added rental income potential | Less privacy being above garage |
| Lower construction costs than full ADU | Potential zoning/permitting obstacles |
| Flexible usage for owners | Parking logistics with tenants |
| Appealing, charming aesthetic | Accessibility limitations with stairs |
Pros and Cons as Rental Units
Carriage house apartments offer unique pros and cons as rental units:
Pros
– Increased housing density – Carriage apartments allow homeowners to effectively double the number of housing units on their property. This helps maximize limited land resources.
– Added income potential – Owners can generate supplemental rental income from the apartment, or use that rent to help pay their own mortgage.
– Lower construction costs – Building above an existing garage is more affordable than constructing an entire standalone accessory dwelling.
– Flexible usage – Carriage homes can easily be converted between rental, family use, and other functions based on owners’ needs.
– Appealing aesthetics – Many renters are drawn to the charming architecture and cozy layouts of carriage homes.
Cons
– Limited space – The compact design of most carriage apartments limits living and storage capacity for inhabitants.
– Reduced privacy – Renters may feel they have less privacy being located above the homeowner’s garage and access driveway.
– Permitting obstacles – Carriage homes must comply with local zoning, and permitting can be a lengthy process in some areas.
– Parking logistics – Renters sharing driveway access with homeowners require coordination of parking spaces.
– Accessibility – The stairs required to reach the apartment make access difficult for those with limited mobility.
Typical Features and Layouts
While their exact size and layout varies, carriage house apartments have some typical defining features:
Size
– Usually between 300-600 square feet
– Can occasionally be up to 1000 square feet
Height
– At least 12-15 feet floor-to-ceiling height
Layout
– Open studio or 1 bedroom floorplans
– Full bathroom
– Kitchenette or full kitchen
– Single great room for living/dining/sleeping
– Loft bedroom in some units
– Staircase access
– Balcony or exterior access in some units
Amenities
– Electric, plumbing, HVAC systems
– Washer/dryer hookups
– Wireless internet access
– Off-street parking space
Design Features
– Pitched rooflines
– Dormers and windows to increase light
– Treehouse-like feel
– Mix of modern and quaint farmhouse architectural styles
Zoning and Permit Requirements
The zoning and permitting requirements to build a carriage house vary considerably by jurisdiction. Some common considerations include:
Zoning
– Zoned for single-family residential use
– Accessory dwelling unit allowances
– Limits on unit size, height, setbacks
– Restrictions proximity to property lines
– Minimum lot sizes
-limits on number of utils permitted per lot
Permitting
– Architectural approval
– Site plan submissions
– Utility capacity confirmation
– Structural engineering
– Certificate of occupancy
– Discretionary review in some areas
– Lengthy review periods in high demand markets
Navigating the zoning and permitting process requires research into local regulations and, frequently, working with land use professionals to ensure compliance. Early confirmation of requirements can avoid costly surprises down the road.
Costs to Build a Carriage House
Constructing an apartment above a detached garage typically costs between $50,000-150,000. Factors impacting the overall project budget include:
Design and Materials
– Size of the unit
– Quality of finishes and features
– Factory built vs. custom construction
– Degree of customization to the space
Site Considerations
– Location and lot specifics
– Foundation requirements
– Need to remove/replace existing garage
– Grading changes required
– Accessibility from driveway
Permitting
– Local permit fees
– Architectural drawings
– Specialty engineering work
– Delays and revisions
While not cheap, building above the garage typically offers cost savings of 20-60% compared to constructing a standalone accessory dwelling unit. Homeowners should carefully weigh the upfront investment against potential gains in property value, along with income from future rentals.
Conclusion
Apartments above detached garages offer a creative way for homeowners to maximize their property and income potential, while providing appealing compact housing options. Also known as carriage houses or carriage apartments, these units are defined by their location above garages and their status as small but fully-equipped living spaces. Their growing prevalence represents a smart response to housing shortages and changing housing preferences. Though zoning and costs present challenges, the many benefits of building carriage homes make them an option worth exploring for homeowners and communities alike. Their flexibility, density, and charming nature slot them in as an enduring housing solution that gracefully blends the old and new.