Adding a home onto a existing garage

[Paulg252]

I have a couple questions regarding adding a home onto a currently built garage on my property. The home I live in on the property has some major structural issues. It was build built pre 1900. So either I need a major overhaul of it or I need to rebuild. I currently have a very large detached garage on the property.

What I was wondering is, adding a house onto an existing structure (not the current house), still fall under a "remodel/addition" umbrella?

I recently had a well and septic put in. If I can't hook up to these newer existing systems. Then it kills the hole plan. From my understanding if it falls under a new build. The health department would not allow me to connect to these systems.

I appreciate any information. I don't trust my local municipalities for information as of now. They seam to do whats best fit for their budget and not for the community.

 

[north star]

# ~ #

Welcome ** PaulG252 ** to The Building Code Forum !

Did a local authority [ i.e. - possibly, the Health Dept. ]
approve of your plans to install a new septic system ?

What Codes \ Standards are applicable to your location ?

# ~ #

 

[Paulg252]

# ~ #

Welcome ** PaulG252 ** to The Building Code Forum !

Did a local authority [ i.e. - possibly, the Health Dept. ]
approve of your plans to install a new septic system ?

What Codes \ Standards are applicable to your location ?

# ~ #

The code would fall under Michigan Building code. As for the septic. The health department designed it. I had an excavating contractor build it and they inspected/approved it upon completion.

 

[north star]

# ~ #

If the Health Dept. designed it, why are they
now saying that you cannot connect to it ?
I am assuming that it was designed for the
additional square footage you plan to add.
Also, what edition of the Michigan Bldg. Code ?

# ~ #

 

[north star]

# ~ #

Also, can you \ have you communicated with the Michigan
Bureau of Building Codes to discuss your intentions ?

# ~ #

 

[rogerpa]

This falls under the 2015 Michigan Residential Code. What parameters did you give the health department to design the septic system to. How many bedrooms? Bathrooms? Garbage disposal?
Are these the same as you are proposing to build?

 

[cda]

This falls under the 2015 Michigan Residential Code. What parameters did you give the health department to design the septic system to. How many bedrooms? Bathrooms? Garbage disposal? Are these the same as you are proposing to build?

 

[cda]

This falls under the 2015 Michigan Residential Code. What parameters did you give the health department to design the septic system to. How many bedrooms? Bathrooms? Garbage disposal?
Are these the same as you are proposing to build?

So you build a new house

What will you do with the existing one?????

 

[Paulg252]

# ~ #

If the Health Dept. designed it, why are they
now saying that you cannot connect to it ?
I am assuming that it was designed for the
additional square footage you plan to add.
Also, what edition of the Michigan Bldg. Code ?

# ~ #

 

[Paulg252]

The old house would be torn down. It needs everything from the foundation up. Not much would be saved on a rebuild.

The new house would be similar in sqft. It would also have same amount of beds and baths. Only real difference would be a full basement. That could be finished at some point. The feild was oversized and should be more then sufficient. My main concern is if the AHJ would consider it a remodel/addition. If not there is multiple pre-permits i would need. None of which make sense. Like a drive way permit from the road commission. I'm utilizing the existing drive. If it isn't considered a remodel, I would have to pay for that also.
That is only 1 example. There are a few other things.

I know its a little unorthodox. Thats why I am looking to see if anyone else has ran into a similar situation.

 

[cda]

The old house would be torn down. It needs everything from the foundation up. Not much would be saved on a rebuild.

The new house would be similar in sqft. It would also have same amount of beds and baths. Only real difference would be a full basement. That could be finished at some point. The feild was oversized and should be more then sufficient. My main concern is if the AHJ would consider it a remodel/addition. If not there is multiple pre-permits i would need. None of which make sense. Like a drive way permit from the road commission. I'm utilizing the existing drive. If it isn't considered a remodel, I would have to pay for that also.
That is only 1 example. There are a few other things.

I know its a little unorthodox. Thats why I am looking to see if anyone else has ran into a similar situation.

Well you may get some general answers,

But you have to play by the baseball rules in your town.

Ultimately you will have to set down with the city and deal with them.

Have you done a prelim meeting and conceptual site plan, showing what you want to do???

 

[ICE]

I don't think many people outside Michigan will have definitive answers. In California it would be up to the AHJ as to how it would be treated. It sounds like an addition to a garage and a new dwelling at the same time. Document the square footage of the dwelling that will be removed to get credit towards some fees. For example here, anything over 500 square feet has a Library tax per sq.ft.

 

[ADAguy]

Point, if new sq ftg doesn't exceed demo and you leave the foundation then you may be considered a remodel.

 

[Staceylynn_2006]

Doing that much work to a structure would no longer be considered a remodel. Instead of irc you’d have to follow ibc.

 

[rogerpa]

Doing that much work to a structure would no longer be considered a remodel. Instead of irc you’d have to follow ibc.

This is an ignorant statement.
This is MRC all the way.

 

[e hilton]

Point, if new sq ftg doesn't exceed demo and you leave the foundation then you may be considered a remodel.

Problem with that is ... he wants to build the new house in a different location, so leaving the foundation doesn’t help.

Thought: live in an RV for a while, tear down the existing house, build a new one with the same footprint in its place.

Better thought: schedule a meeting with someone at the city, explain what you want to do.

 

[Teeshot]

I agree with E. It appears to me that the "addition" you are proposing to the garage, is new construction as you are adding an new R-3 to a U Occupancy. You may be better off with the demolition of the existing dwelling, and replacing it with similar square footage as credits may be available. Whichever path you choose, it is always best to discuss your plan(s) with the jurisdiction so they can let you know about any potential obstacles, additional fees, outside agency requirements, etc.

 

[rogerpa]

you are adding an new R-3 to a U Occupancy.

Not so. This is in Michigan.

Michigan Building Code (IBC Amended)
[A] 101.2 Scope
Exception: Detached one- and two-family dwellings and multiple single-family dwellings (townhouses) not more than three stories above grade plane in height with a separate means of egress, and their accessory structures not more than three stories above grade plane in height, shall comply with the International Residential Code.

Michigan Residential Code (IRC Amended)
R101.2 Scope
The provisions of the Michigan residential code for 1- and 2-family dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached 1- and 2-family dwellings and townhouses not more than 3 stories above grade plane in height with a separate means of egress and their accessory structures.