By Paul Bianchina
In an ever-tightening housing market, a growing number of communities are looking at allowing the existence of secondary dwellings - a second attached or detached residence on properties that already have a primary dwelling. This would increase the availability of small, inexpensive rental units, as well as providing a way for some people to offer at-home care for ill or aging family members.
If establishing a secondary dwelling on your property is something you've been considering, one way of doing that is to convert an existing outbuilding - a shop, barn, detached garage or other structure - into living space. Depending on your situation, it may offer an ideal way of creating a small, separate dwelling that increases the resale value of your property at the same time.
Getting it Legal
The first step in the process is to confirm that the zoning in your area is such that a secondary dwelling is allowed on your property. Depending on where you live, you may find that your zoning already allows two dwellings on the same lot, or you may find that you can get the necessary approval through a special application. Talk with the planning, zoning or building department in your area for more information.
If the zoning allows the conversion, the next step is to draw plans for the project and obtain the proper building permits. The conversion of an existing building from a non-occupied use into residential living space typically requires several things to meet the building codes. The following is a checklist of some of the basic items that virtually all building departments require - remember that building code requirements vary from area to area, so be sure and check with local building officials for specific information before getting too far into your planning.
Egress: Egress - or exit - codes are a strict health and safety issue and you need to comply with them carefully. You'll be required to have one exit door that's at least three feet wide, please at least one other exit door. Windows in sleeping areas need to meet minimum egress requirements.
Electrical: The requirements for electrical wiring that apply to residences are much more involved than those for a simple outbuilding. You will have to have enough outlets, and they'll have to be split up into a sufficient number of circuits - kitchen areas, to cite just one example, require two 20-amp circuits. The electrical panel has to be located in an area that meets the code requirements for clearances and all sleeping areas need to have interconnected smoke alarms.
Energy Codes: Those drafty old single-pane windows may have to go - converting an outbuilding to a residence requires compliance will all current energy codes as well. Windows and exterior doors typically have to meet certain minimum requirements for efficiency, and attics, walls and floors will all need to be insulated. If the current design and construction of the building won't allow some areas to be insulated to current code - for example, you only have 2x4 walls in an area that requires 2x6 wall construction in order to have a deep enough cavity for R-21 insulation - the building officials will usually work with you on tradeoffs that will allow you to over-insulate one area to offset the under-insulation in other areas.
Heat: You'll obviously want to have heat in the building, but how much is enough? You'll find that there are building code specifications that will help you establish what type of heating system you need to adequately warm the building for occupancy.
Cooking and Sanitation Facilities: Again, you'll find certain minimum standards for what you'll need to provide. There are also some standards that apply to clearances in bathrooms so that they're large enough to move around in, as well as clearances between cooking and heating facilities and any adjacent combustible surfaces.
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