Garage Question With A Photo

[Doug in NC]

I had a garage last week that is built to the typical size of a 2 car garage (20x20). A limiting factor was the small stairway that is built into the far end of the garage area. I considered it a 2 car garage with a tight fit. Couldn't actually verify that 2 cars would fit because the guy had his jacked up Jeep with huge mud tires taking up the middle of the space while he was working on it. I figured worst case scenario the steps down into the garage could be reconfigured to go toward the back side of the garage rather than towards the front of the garage for a few hundred dollars in cost to cure (opening up a few more feet on the stairs side of the garage for the second vehicle to pull all the way in).

 

[Digger88]

that 3 car garage looks like a 2+ garage to me. 20 feet deep per car in my book.

 

[TRESinc]

Before UAD it was easier, a 1.5 car garage, more utility than a 1 but not the easy access of 2 cars.

you sound like an agent

when people would tell me they have a 1.5 or 2.5 car garage my response was always the same - as soon as they start building half cars (and NO, smart cars do not count) i will report a half garage space.

thanks to UAD when it comes to garages and driveways i report the number of vehicles that could be used in either at the same moment in time. so a standard 2 car garage with a tandem space would still be a 2 car garage. a 2 car wide drive, no matter how long it is, is still a 2 car drive.

back to the topic - 1 car garage with storage space (can't really call it a work shop or similar, don't know what the owner/buyer will do with it). i would make a single line adjustment at the bottom of the SCA for the perceived market value of a 2 car - a 1 car - cost to cure (install new door). using easy round numbers - $8,000 - $5,000 - $1,000 = $2,000 adjustment.

 

[residentialguy]

I'd call to have the whole house and garage razed

 

[Frederick R. Ruffell]

Detached 2 car garage with functional obsolescence, curable.......

 

[residentialguy]

Detached 2 car garage with functional obsolescence, curable.......

Why is a storage area "functional obsolescence"? Or is that a joke?

 

[Frederick R. Ruffell]

Why is a storage area "functional obsolescence"? Or is that a joke?

The Utility of that structure, as a 2 car garage, is diminished by the one car garage door, i.e. functional obsolescence. It is curable by the installation of a 2 car garage door.
Anyway that is what I would call it, just answering the OP question.

 

[residentialguy]

The Utility of that structure, as a 2 car garage, is diminished by the one car garage door, i.e. functional obsolescence. It is curable by the installation of a 2 car garage door.
Anyway that is what I would call it, just answering the OP question.

Huh??? That's kinda like saying a 2 car garage has functional obsolescence because it lacks a 3rd stall that the 3 car garages have. It's a one car garage with additional storage area. It is what it is.

 

[Frederick R. Ruffell]

Huh??? That's kinda like saying a 2 car garage has functional obsolescence because it lacks a 3rd stall that the 3 car garages have. It's a one car garage with additional storage area. It is what it is.

No it is not, not according to the OP. The OP calls it a "garage" and shows a structure containing 2 cars. Where has the OP said anything about Storage? Maybe you are reading too much into the question. In my market the market would not pay full price for that structure as a garage and would demand a discount. It does not function as a typical 2 car garage.
Never the less, I am just answering the question as posed by the OP. I see examples of garages complete with cars and doors, so I am treating the structure in question as a garage (i.e. car "storage"). It has diminished utility as Car "storage" given the inadequate door.

 

[residentialguy]

It is a garage, not arguing that. It's a 1 car garage with extra storage. OP called it a 2 car garage, but it's not. He's incorrect. Maybe we should call a ranch a 1.5 story with functional obsolescence because the attic isn't finished....or we could call it what it is. It's a ranch with an unfinished attic. I agree with you that the market would not pay full price for that structure as a 2 car garage, because it's a 1 car garage with some extra space for storage or shop.