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I have been looking at houses online in anticipation of our move. There is a house that I like, at least from the pictures/layout. I showed it to my husband and he wasn't enthused. The garage on this house is actually in the front of the house, and the master bedroom is over the garage. He didn't like either scenario.
I have never lived in a two story house as an adult so I don't know if there really are any downsides to having a room over the garage. Does it get cold/hot? Is there a bug issue? Etc. So any insight would be great. TIA!
That very much depends on how well it was built. If it has good insulation and the garage area is sealed well, then it would be fine. If not, then it would be awful. There has to be fire grade wall board on the house and ceiling walls in this configuration. Any attached garage poses a little more of a fire hazard but don't be stupid with what you do in the garage and you will be fine.
Where I live, attached garages are the norm. The space is typically finished as part of the house, usually into what is referred to as a "bonus room" that can serve as a family room, playroom, or an extra bedroom.
Bugs are not an issue with the room, at least it never has been in any of my homes. Because the room is over an unheated/uncooled space, it tends to be colder in the winter and hotter in the summer. You can also hear the garage door opener when it runs below. As a result, a master bedroom over the garage probably isn't ideal.
For what it's worth, and from a strictly aesthetic perspective, my mother always laughs at the new homes built with their garages in front. She says that it sends the message: "Hi! Welcome to my garage!" To the extent that garages are seldom neat and clean, I guess there's the added hassle of having to remember to always close your door, so your neighbors are not privy to your unsightly mess.
On the up side, if you have teenaged children, sleeping over the garage would be a good way to know what time they really come home! : )
I have seen where people actually convert their garages to another room, and that leaves no place to park their cars exept out in the weather. Im more of a person though, who prefers the garage detatched from the house altogether, so the house can be a house. You dont see much of that anymore, but in track homes, its about saving space anyway, since you dont have much of a property line anymore, builders can 8 houses on a one acre lot by doing so. What a shame.
First I would be very sure that floor over the garage is super insulated. That pink fiberglass stuff would not get it for me. Ideally it would be a foam or blown in. Very important to get that puppy from having a cold floor there is no good fix without a major effort. I've know houses built like that, few of them had bad cold floors. Heat is not normally a problem in the summer, garage is cool like a basement. Would also want to be sure that ceiling is made from fire rated sheetrock. Is much heavier (5/8 inch thick) than normal sheet rock. No way should it be an open stud floor, like in many basements. The walls up in the bedroom should have also had a good firestopping poured in the wall to give further protection in case of fire.
Also you can have a hazardous condition if someone leaves a car running in the garage for a longer period with the door closed. Good potential CO2 / CO poisoning event. It has happened.
How do you get an early warning of a fire in the garage. Normally smoke detectors don't work well in that application. Nasty the bedroom is the one where you might not be awake when the worse happens. Garage over the living room is better.
Plus as mentioned you usually hear the noise from somebody else coming and going from the garage pretty good if in bed.
Personally speaking I agree with your husband on not liking the master over the garage (for the very reason cosmic pointed out - co2 poisoning - i'd be up all night worrying). As far as the garage facing forward that wouldn't bother me at all but that's because my hubby keeps our garage spotless. He cleans the thing every week.
First I would be very sure that floor over the garage is super insulated. That pink fiberglass stuff would not get it for me. Ideally it would be a foam or blown in. Very important to get that puppy from having a cold floor there is no good fix without a major effort. I've know houses built like that, few of them had bad cold floors. Heat is not normally a problem in the summer, garage is cool like a basement. Would also want to be sure that ceiling is made from fire rated sheetrock. Is much heavier (5/8 inch thick) than normal sheet rock. No way should it be an open stud floor, like in many basements. The walls up in the bedroom should have also had a good firestopping poured in the wall to give further protection in case of fire.
Also you can have a hazardous condition if someone leaves a car running in the garage for a longer period with the door closed. Good potential CO2 / CO poisoning event. It has happened.
How do you get an early warning of a fire in the garage. Normally smoke detectors don't work well in that application. Nasty the bedroom is the one where you might not be awake when the worse happens. Garage over the living room is better.
Plus as mentioned you usually hear the noise from somebody else coming and going from the garage pretty good if in bed.
Since 90% of all homes are built by >10% of the builders in this country- do you really think you're going to get that kind of insulation in a home? And those same builders are the ones that use 1/2" drywall throughout the house- Do you really think an inspector can tell the difference between 1/2 and 5/8 when its finished? And anyone who leaves a vehicle running in a closed garage probably desires whats coming to them.
The main "reason" for living area above a garage is simply a matter of money. The larger a footprint of a house, the larger the overall cost. If I can get 400 more sq/ft in a house by simply raising a roof with walls, well....
The 5/8" fire code drywall is treated to be more fire resistant and is required by the national building code for all garage walls (& ceilings) adjoining living areas. This has been a code requirement for decades. Regular 5/8" drywall doesn't meet the code. So they had better use it.
But in general, I agree with you about the crummy quality by the 10 main house builders. And most of the others too.
The 5/8" fire code drywall is treated to be more fire resistant and is required by the national building code for all garage walls (& ceilings) adjoining living areas. This has been a code requirement for decades. Regular 5/8" drywall doesn't meet the code. So they had better use it.
But in general, I agree with you about the crummy quality by the 10 main house builders. And most of the others too.
Just for the sake of details- "fire code drywall" is technically called type "X". And its not treated- its its component makeup that gives it the designation.
And yes, you are correct about how long the code has been around- but I stressed that point( who going to know...) for that reason. Just vital information for a home buyer.
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I would want to be sure of a few things.
