[jchai]

Hi everyone,

I bought a house back in 2012 from a mortgage foreclosure auction. Because of the nature of the auction (no warranty, sell as it as long as the bank gets the money), I did not know that the house had the 1 car garage converted into living space without permits. The conversion was done very well with PERGO hardwood floors, 3 double panel windows, ceiling lights, and space for washer and dryer.

However, it would be nice for me to have a garage even if it's just for one car. I am fortunate that I have a 50 ft driveway that has plenty of space for parking but I would still like a covered garage for my daily driver. I was going to try to get a carport built but that would open a can of worms when the city finds out I have a converted garage done without permits and I have to somehow explain it was done by the previous owner.....

My question to you is would it be worth the trouble of tearing down the remodeled garage just to make it back into a garage? Or should I just leave it as is and have my car parked outside on the driveway?

Thanks!

 

[seephor]

Hi everyone,

I bought a house back in 2012 from a mortgage foreclosure auction. Because of the nature of the auction (no warranty, sell as it as long as the bank gets the money), I did not know that the house had the 1 car garage converted into living space without permits. The conversion was done very well with PERGO hardwood floors, 3 double panel windows, ceiling lights, and space for washer and dryer.

However, it would be nice for me to have a garage even if it's just for one car. I am fortunate that I have a 50 ft driveway that has plenty of space for parking but I would still like a covered garage for my daily driver. I was going to try to get a carport built but that would open a can of worms when the city finds out I have a converted garage done without permits and I have to somehow explain it was done by the previous owner.....

My question to you is would it be worth the trouble of tearing down the remodeled garage just to make it back into a garage? Or should I just leave it as is and have my car parked outside on the driveway?

Thanks!

I wouldn't touch it. If you want your car covered, you can purchase one of those free standing car port tarps and call it a day.

 

[jimn]

So I assume the city still thinks it's a one car garage? Eventually they will find out...then next time they send the tax assessor around. Even if they don't come in, it's obvious from the outside, it's now a room. I wouldn't undo the remodeling so to speak, especially as you believe it was done well. It it was a hack job, I would say go ahead and rip it out. You didn't do the work, you bought the place as is at a foreclosure, I think you should be in a pretty good place with the city or as about as good as you can be.

 

[Colbyt]

Here you might get away with it. They sometimes ignore old work. There, I sorta doubt it.

If you have room to build a legal garage you could run it up the flag pole and see if it flies. They worst thing that could happen is you have to reconvert it. I doubt fines or penalties would settle on you since you did not do the work. Now is actually your best chance to make it legal. That might be important when you get ready to sell as you will have to disclose your knowledge at that time.

I pretty much consider a 1 car garage worthless since because of mowers, bicycles, tools and junk you always have 1/2 - 2/3 less than the stated size.

 

[jchai]

Thanks everyone, there's quite a few of these 1 car garage conversions on my street and neighborhood and I doubt many of them have permits either.

I seen the insides of one of these 1 car garage and besides a water heater, washer and dryer, you can barely park a compact sedan inside.

I'm thinking once I decide to sell the place, I'll just pay the permitting fee and then add the converted space to the official records to get a better price.

 

[Olcrazy1]

If you like the space as it is I wouldn't mess with it. Also if the drive is 50' then I would use 20' of that to build a real garage attached in front of the old garage which is now living space. Do the new garage the right way with permits etc... If the city comes out and questions the old garage just say it was like that when you purchased it. They can't penalize you for buying it as is from the bank.

 

[IslandGuy]

...

If the city comes out and questions the old garage just say it was like that when you purchased it. They can't penalize you for buying it as is from the bank.

Yes they can. I have been to our city's court and there were more than a few cases of homeowners who have illegally converted basements into accessory apartments. They all claimed they existed when purchased the home, but that held no water in the court's eye. The property owner is responsible for the property and it's condition - and knowing that a 1 car garage converted to a room doesn't take a rocket scientist. The onus is on the buyer to find out the particulars of a property before purchasing it.

If the city finds out, the procedure would probably require removal and restoration (with proper permits) or inspection and c of o (with proper permits) and fines would only be involved if the homeowner doesn't comply with either choice within a given time frame.

 

[TheEplumber]

I turned my single car garage into a family rm. years ago. My kids are now out of the house so- no more family rm.
My wife loves to step into a dry, reasonably warm car in the morning.
I get the carport now, instead of the driveway. I think the garage is worth it if you can turn loose of the space.

 

[jchai]

That's what I was thinking as well. County records still has it as the same size it was built but it's significantly bigger with the converted garage.


One thing that I though of is that although I don't use that converted area much now, eventually I may start to use it more. I'd hate to convert the garage back and then realize it would be nice to have some additional room (the house is only 1092 sqft without the garage included).

 

[Mingledtrash]

Here you might get away with it. They sometimes ignore old work. There, I sorta doubt it.

If you have room to build a legal garage you could run it up the flag pole and see if it flies. They worst thing that could happen is you have to reconvert it. I doubt fines or penalties would settle on you since you did not do the work. Now is actually your best chance to make it legal. That might be important when you get ready to sell as you will have to disclose your knowledge at that time.

I pretty much consider a 1 car garage worthless since because of mowers, bicycles, tools and junk you always have 1/2 - 2/3 less than the stated size.

This is the best option. They may be able to push the permits through now with an exception to the standard rules being as you just bought it and it was already done but if you wait ten years you might not get it through as they may think you did it and there is no record or permit pulled to show the previous owner was responsible. If you go into the city planning office now and show good faith effort to resolve the situation you will likely get more help from them than if you wait. The worst case for this is they may require you to convert it back to a garage but will likely still be nicer to deal with now than in the future.