Should You Demolish Your Garage and Build From Scratch Or Convert?

This article was inspired by a site visit that we did this week for a potential client in Los Angeles. He is considering converting his existing 353 sqft garage to a studio or a 1-BDR with an addition of 188 sqft.

The question in the title of this article is the one you should ask yourself and your design team before having plans drafted for submission to the building department. Ideally, at this stage you should consult with a general contractor to understand your options and financial implications. A contractor will be able to assess whether there is a potential waterproofing issue causing mold, if there is a termite infestation, condition of the roof, condition of the existing slab and framing members. All of these factors will help you decide if you need to get a demolition permit and build from the ground up.

Remediation procedures due to mold, moisture, and termites can cost up to several thousand dollars if a large area of the structure has been affected. Always keep in mind that testing, clean up, and remediation procedures will extend the timeline of the project. Damage due to termites may result in framing repairs. All of these factors have to be weighed against the cost, timeline, and permitting of demolition and ground-up construction to determine if conversion is justifiable.

Problems with the existing concrete slab can cause significant delays in construction. It is important that a building pad is impervious to moisture and can withstand structural loads. A slab that is thin, has cracks, sawcuts, and overall signs of deterioration will take some time and finances to fix. There is an option of placing a topping slab over the old pad, but before that happens repairs have to be made. Alternatively, the slab can be demo'ed, reformed, and re-poured, which are expensive and time-consuming processes. If you are required to apply a vapor barrier over a freshly poured slab, you may have to wait till its fully dry and cured.

If you have discovered mold in your home, especially in the ceiling area, there is great chance your roof or other waterproofing barriers have been compromised. Full roof, sheathing, parapet coping, and metal flashing replacement start at $5,000 on average. Combined with other moisture-related issues, and depending on their magnitude, it may be wise to do a full demo of the old garage. You will also get a new roof, watertight building envelope, and 1-year long labor warranty for the new structure.

It will be beneficial to do an early assessment of existing footings. Typically, in a garage structure, the side that has the door will be missing a footing. Other elevations may be missing footings as well. If that's the case, access for excavation will be problematic. Existing wall that is missing a footing will need to be propped up to ensure it does not collapse under its own weight. In addition, a greater area of the slab or exterior soil will need to be excavated to provide better access, which ultimately results in more money and time spent on repairs. It is likely that some anchor bolts that are supposed to attach the framed structure to the foundation are missing and will need to get installed in the presence of a deputy inspector who has to observe the entire process and prepare a report. This is another line item of repairs that you will need to carry when doing a garage conversion.

That brings us to the general message of this article. You do not want to be spending too much money on repairing the existing conditions. Eventually they are going to add up and make conversion unjustifiable from a financial perspective. Repairs hold up the pace of the project too. Repairs are also different from upgrades/ retrofits in a sense that they could be avoided, while upgrades are typically required by the local jurisdiction. You will not be able to pass inspection and move onto the next stage of construction if specific retrofits/ upgrades have not been completed. Therefore you will need to assess the overall scope of repairs to see if you can save money by completing a conversion or if you will have to demolish the structure first and rebuild from scratch.

One thing to keep in mind, if you do decide to demolish the existing accessory structure, you will need to check with the local planning department if you can build in the same spot or if you have to shift your new construction to comply with 4 ft property line setbacks.

Reach out to our team if you are facing a similar situation and not sure how to proceed. We will consult you on any aspects of construction, planning, or financial feasibility.