Currently living in Houston Sunset Heights (no HOA) wanting to demo my 26'x20' detached garage and build new garage with an efficiency apartment on a second floor above only keeping the original slab foundation. Apartment will initially be for house guests but want to be able to term lease or rent via airbnb, vrbo, etc. in the future.
So far, I've created a 3D model with SketchUp software to use for concept of layout.
I've never been part of the new construction process and I'm not familiar with how things work going forward. Was hoping to rely on the knowledgable people of RRS to point me in the right direction:
#1. Architect or no architect? My instinct says to use a 3rd party architect for detail design to mitigate code violations and keep the GC honest and from cutting corners but I've heard we can go directly to a GC without an architect for turnkey design/build.
#2. Filing plans with the city? I was informed this was an option and not a requirement? If we wanted to file, we could spend time to do the paperwork ourselves or pay the GC/architect to do it. I imagine this will involve visits from city inspectors which could relieve my concern with not using a 3rd party architect.
#3. Utilities? Would be ideal to have independent water, gas and electricity meters along with seperate mailbox but not sure how expensive/difficult this would be and if it would be worth it.
#4. Property taxes? Believe this ties into #2 and #3. Adding around 500 sq. ft. to an existing 1900 sq ft house will increase the market value but what about appraisal value? Does the additional sq ft qualify for homestead exemption or does my property become a "multi-family" property having separate utility meters and being used to earn income?
So many questions...I look forward to your responses and thank you in advance for your advice.
So far, I've created a 3D model with SketchUp software to use for concept of layout.
I've never been part of the new construction process and I'm not familiar with how things work going forward. Was hoping to rely on the knowledgable people of RRS to point me in the right direction:
#1. Architect or no architect? My instinct says to use a 3rd party architect for detail design to mitigate code violations and keep the GC honest and from cutting corners but I've heard we can go directly to a GC without an architect for turnkey design/build.
#2. Filing plans with the city? I was informed this was an option and not a requirement? If we wanted to file, we could spend time to do the paperwork ourselves or pay the GC/architect to do it. I imagine this will involve visits from city inspectors which could relieve my concern with not using a 3rd party architect.
#3. Utilities? Would be ideal to have independent water, gas and electricity meters along with seperate mailbox but not sure how expensive/difficult this would be and if it would be worth it.
#4. Property taxes? Believe this ties into #2 and #3. Adding around 500 sq. ft. to an existing 1900 sq ft house will increase the market value but what about appraisal value? Does the additional sq ft qualify for homestead exemption or does my property become a "multi-family" property having separate utility meters and being used to earn income?
So many questions...I look forward to your responses and thank you in advance for your advice.
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