Garage Conversions

Zoning Requirements

Conversion of garages into habitable living space is permitted providing the following basic criteria have been met:

Off street parking provided as follows:

• If two (2) covered parking spaces existed prior to conversion, then two (2) uncovered spaces, on site, are required.
• If one (1) covered parking space existed prior to conversion then one (1) uncovered space, on site, is required.
• The conversion shall be architecturally consistent with the design of the existing dwelling through one of the following alternatives:
• The garage door is left intact in a permanently closed position.
• The garage door is left operational with storage space between the garage door and a partition wall.
• The garage door and all necessary remnants are removed and the garage door opening is treated with building materials and design detail to match the remainder of the house. An in-ground landscaped planter, or raised masonry planter, 30 inches in depth shall be installed between the driveway and the former garage door. The planter shall be reduced in depth if necessary to maintain an 18 foot long driveway, measured from the back of the sidewalk to the landscaped planter. Where there is insufficient driveway depth to provide a planter of at least 18 inches, the alternatives above shall be used.

State Code Requirements

The converted garage must meet all of the requirements of the State Codes currently in effect including the energy requirements of the California Energy Commission.

These include:

• Method of sealing the concrete floor.
• Six (6) inch high concrete foundation at the garage door opening.
• The area of windows in square footage must exceed 8% and be less than 20% of the floor area of the conversion.
• Natural ventilation must be provided by openings (doors and windows) exceeding 4% of the floor area.
• Maintain minimum 7' 6" ceiling height from finish floor to finish ceiling.
• Provide outside combustion air for the water heater and space heating. (if applicable)
• Install R-13 insulation in the exterior walls and R-38 insulation in the ceiling or as specified in Title 24 of the California Code of Regulations.
• Provide smoke detectors in the building per section 907.2.10.5 of the CBC if the value of the garage conversion exceeds $1,000.00 or if the conversion is to be utilized as a bedroom.
• Provide heating if the area is used as habitable space.
• If the conversion is utilized as a bedroom and a window is used for emergency egress, it must have an opening to the exterior of the building of at least 5.7 square feet with a minimum clear opening width of 20 inches, a clear opening height of not less than 24 inches and a finished sill height not more than 44 inches above the floor.

NOTE: If the water heater or gas burning furnace is located in the garage, the converted garage cannot be used as a bedroom. Walls must be installed to separate the bedroom from the water heater and/or furnace and provisions must be made for outside combustion air.

Permit Information

When applying for a permit, certain information is required to complete the permit application

Description of the work including a floor plan with room dimensions and any electrical, plumbing or mechanical considerations.

• Description of the work including a floor plan with room dimensions and any electrical, plumbing or mechanical considerations.
• Location of the project.
• Legal owners name, address and phone number.
• Valuation of the proposed work.
• Other information as may be required.

The contractor, owner, or an authorized agent is the only person who can legally sign the building permit application. Upon approval of the application and issuance of the permit, the permittee has 180 days to commence work on the project, otherwise the permit automatically expires.

Inspections

The following inspections are required for garage conversions:

• Underfloor Frame - to be made after the floor joists, mechanical and plumbing is installed.
• Underfloor Insualtion - to be made after the insulation is installed.
• Frame - to be made after all framing, pipes, vents, rough electrical and plumbing are completed.
• Insulation - to be made after the insulation in the ceiling and wall is installed.
• Sheetrock Nail - to be made after the sheetrock is installed and nailed and prior to tape or texture.
• Final - to be made after the conversion is completed.

How To Apply For A Building Permit

Permits for garage conversions are obtained from the Building Division and are approved administratively by the Community Development Department. Plans for the conversion must also be submitted and shall include a site plan, floor plan and a building elevation.

The floor plan must include the location of walls, size and location of doors, windows, electrical outlets, heaters, plumbing fixtures, smoke detectors and the square footage of the project.

The elevations need to indicate how the front of the building will look when the conversion is completed.

The site plan must indicate the existing and proposed building footprint, the driveway, and required landscaping. If a raised planter is to be installed the setback from the sidewalk must be shown (18' required).

When To Call For An Inspection

An inspection request recorder is available on a 24-hour basis by calling 707.428.7570. Requests received before 3:00 P.M. will be scheduled for the following day. All calls received after 3:00 P.M. will be scheduled 2 business days later. A.M. inspections are made sometime between 8:00 A.M. - 11:30 A.M., and P.M. inspections between 1:00 P.M. - 4:00 P.M. The approved plans and the inspection card that is issued should be on the job site and available to the inspector at the time of inspection.

Contact Information

Community Development Department - Building Division
1000 Webster Street, 2nd Floor
Fairfield, California 94533

707.428.7451 General Information/Inspection Cancellation
707.428.7570 Building Division Inspection Request
707.428.7461 Community Development General Information