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Plan Pricing

Specifications

Plan Description

Popular Garage Carriage House Plan with Living Space Over Garage

This is one of our most popular apartment over garage plans. Carriage House Plan 85372 at Family Home Plans has a two bedroom 1901 square foot living area above a spacious 24 X 29 parking area and a 300 square foot office with 3\4 bath.

The large covered deck is perfect for a lot with a view. A quick look at the floor plan, and you will see why this spacious carriage house design is considered a mover and a shaker. The covered area outside the first floor will work great for a grill or stacking wood.

Carriage House Plan Exterior Tour

Vertical wood siding can be painted in any color that suites your fancy. The homeowner who provided photos painted their garage apartment in calm green with a warm shade of wood stain for the columns and trim.

The garage door side of Carriage House Plan 85372 is impressive with its expansive deck and wall of windows. Stone bases support the porch columns, and a spiral metal staircase leads up to the deck from the ground level.

Two covered areas extend from the sides of the building like wings. These covered areas provide quick shelter from a rain storm and help shade the sides of the garage to keep it cooler.

Garage Apartment With Upper Level Living Space

Two vehicles have plenty of room to park on the ground floor of Carriage House Plan 85372. On the opposite side is a home office measuring 18'6 wide by 16'10 deep. Storage area is available, and you can add a custom closet and/or shelving unit. The 3/4 bathroom is on this level for your convenience.

The living space upstairs is open among the kitchen, dining area, and great room. The kitchen has an island with seating for four, and the dining area is large enough to add a small table. We love the cozy corner fireplace in the great room and the huge wall of windows that provides a view of the outdoors. Cozy up in front of the corner fireplace or step outside through the French doors to enjoy the covered deck.

Carriage House Plan 85372 has two bedrooms. The master suite has a private full bathroom, and the smaller bedroom shares the full guest bathroom.

In conclusion, this popular garage apartment plan has everything you need for an outbuilding with living space on your property. It would make a perfect transition home to live in while you build a larger house. Afterward, you can use it as a guest house or a rental for extra income.

What's Included?

Modifications

Q & A

Previous Q & A

Q: what are total dimensions not counting the covered porches on the two sides

A: home is 44' long x 30' wide add 10' for the front covered deck side porches are 6' each

Q: Would you please confirm the ridge height as the specifications show it at 30' and the Q & A response shows it at 26'9 1/2".

A: I have 27'

Q: Where is the washer and dryer hook up’s located? I would need a hvac. Where would the return go.

A: The washer and dryer are located on the rear wall of the garage. The closet next to the washer and dryer is intended for mechanical equipment. However, the HVAC design will be done by that specific contractor.

Q: Will this plan show how many scissor trusses are needed? Will it show how many flat ones to buy? Does it show where to come up the walls with your plumbing?

A: Hello, Yes, the roof framing plan does show where the standard trusses are located and where the scissor trusses are located. The amount and spacing is also shown on the roof framing plan. We do not provide a plumbing plan, this will be done by that specific contractor.

Q: Does this plan call for cathedral trusses?

A: Hello, This plan is designed with scissor trusses over the covered porch and back to the kitchen wall shared with the master bath/pantry. So the upper porch, kitchen, dining and living room are vaulted. The hall, stairs, bedrooms, and bathrooms are designed with flat bottom trusses.

Q: Hey, I am interested in this house plan, I was just curious how tall the garage ceiling is?

A: The garage level ceiling height is 8'.

Q: IF I buy this PDF now, and then find out that I need it in readable reverse later, can I pay just the reverse fee and get the PDF again in reverse? Will there be a time limit on that?

A: YES... and within 24 hours

Q: Hi What is the wind speed rating of this house? Thank you Richard

A: 80 mph 3 second gust

Q: What national building codes/year were these plans drawn to? Thank you! Gary

A: Hello, We design to the 2018 IRC. Thank you!

Q: We would like the sizes of the bathrooms as well.

A: Lower level bath: 8'-2" W X 5'-4" D (area with vanity) and 7'-8" D (area with toilet and shower) Master bath: 7'-10" W X 7'-8" D Main level hall bath: 5' W X 11' D

Q: Does the master bedroom of 16.6 x 11.6 include the closet space for the 11.6 dimension? we were considering removing the closets (hallway closet too) to accommodate more room in the Master.

A: Hello, The 11'-6" dimension does not include the closets on the shared hallway wall. If those closets were to be removed, the depth of the master would be 13'-10". Thank you,

Q: Please, may I have the dimensions of the pantry and master bath? After this I will send follow questions. I have seen this design in my city so I assume available in Canada?

A: Pantry: 5'-6" X 5'-8" Master bath: 7'-10" X 7'-8" Yes, this design can be ordered from Canada.

Q: can you use scissor trusses for the plans? and detail the trusses? thanks. Mike

A: The front half of this plan is designed with scissor trusses from the kitchen/master bath wall to the covered deck. The rear half of the plan uses flat bottom trusses. We provide cross sections that show the trusses but they will be detailed by your local truss manufacturer.

Q: What code and year are these plans drawn to?

A: All of our drawings conform to the 2015 IRC (International Residential Code)

Q: What CAD System works best with your CAD File?

A: Any program that has the capability to open a .dwg or .dxf file can be used to view the plans. We draw in AutoCAD 2020, and save our drawings down to the 2004 version Thank you!

Q: what's the size of the pantry?

A: The size of the pantry is 7'-10" x 5'-8"

Q: Are the plans for a steel or shingle roof?

A: Hello, This plan calls out standing seam metal roofing or composition shingles, per owner.

Q: what is the height of the side walls of the house from ground to the top, I'm want to get measurements for cinder block.

A: From finished main floor to upper level plate height that is 17'-5"

Q: What are the dimensions on the garage doors? Could I have a larger door option?

A: Dimensions of both garage doors are 10'-0" wide by 7'-0" high A larger garage door is a possibility, however not readily available. Please fill out a modification request form to receive a quote for that or any additional changes you may need Thank you

Q: I'm looking at plan #85372 Order code 01APP On that plan would like to know the height of lower level. Have a truck that sits high. So would need the height to be 9 to 10 foot high. Just need to know if that's something we could do. Thank you, Valentina Sparks

A: Hello, The current height of the lower level garage area is at 8'-7" If you'd like to fill out a modification form, our designer would be more than happy to provide a quote for the changes you're needing Thank you!

Q: What type of floor joists are required?

A: TJI 360 (16") and TJI 210 (16"), and 2X10 DF #2 are called out on this plan.

Q: What is the size of the bathroom in the master bedroom. Is it part of the bedroom size or is the bedroom still going to be 16.6 x 11.6. And what is the size of the second bathroom. Thank you

A: Bathroom is not included in bedroom measurements of 16'-6"X11'-6". The master bathroom is 7'-10"W X 7'-8"D (depth includes bathtub and linen closet). The upstairs hall bath is 5'W X 11'D (depth includes bathtub). Downstairs bathroom is 8'-2"W X 5'-4"D in sink area and 7'-8"D in toilet/shower area.

Q: Can the office space downstairs be used as a bedroom?

A: Yes.

Q: What is the garage door height and garage ceiling ?

A: Garage door height is 7', the plate height in the lower level is 8'-1" + an additional 6" step down from the living space is called out. So 8'-7" total in the garage.

Q: Does this home include cabinets, flooring, counters, toilets, bathroom cabinets

A: Hello, We do not call out finishes, cabinets, or appliance specs for this plan. All of those items are per owner. Thank you, Amanda

Q: Can this be built using SIP panels?

A: Yes

Q: Are there any poles in the garage area? How wide is the staircase going up in the hallway? In the kitchen and living area, is it a cathedral ceiling?

A: There are no additional posts/poles in the garage, the back wall separating the office and garage is the bearing wall. The stair case is 3'-6" wide. We do call out for scissor trusses, or vaulted ceilings in kitchen and living area.

Q: What is the size of the concrete slab. I am trying to see where to best place this on my 50'X140' lot. Thank you in advance,

A: The width of the house is 30' and the depth is 44'. The covered areas on the sides of the house add 6' each. The porch area on the front of the house adds 10' to the depth.

Q: How wide is the hall way that's leads from the top of the steps into the great room

A: This hallway is 3'-6".

Q: Does the roof plan include the measurements so I can get an estimate for the shingles?

A: Hello... It is to scale and when you order a set of plans we send you a scale/ruler with it :) Thank you!

Q: Hi was wondering if a material list is included and if it is available as a stick build design as well? 84372.

A: We do not have a material list, we recommend you get it done locally due to variations in materials. The house is 2X6 construction.

Q: can the garage ceiling be any height

A: The garage ceiling height is currently 8'-6", the plans will need modifications if a different ceiling height is desired.

Q: Our town has a max height level of 20' to adjust these plans would the roof pitch be insufficient?

A: hello... lose the upper windows and go to a 3 or 4/12 pitch... we can make it work :) 5 hours @ $75.00 + cost of the repro's or better. Thank you!

Q: how tall are the garage doors on this plan? love this plan but worries the doors are not big enough for what I want to do

A: The garage doors are currently 7' high. Modifications can be made to raise lower level ceiling height and garage doors if needed.

Q: Does the Garage Plan 85372 have vaulted ceilings? The specs say main ceiling height is 8'6" but the picture makes it look like the ceilings are vaulted.

A: yes it is vaulted from the deck to the back of the kitchen... all other plate heights upstairs are 8'-1"

Q: What is the total height of this plan?

A: 26' 9 1/2"

Q: You have another plan that has a 4 car garage i cant seem to find this again would like to look at this once again

A: Please see plan 86568

Q: Do these plans come with MEP's , and foundation prints?

A: not mechanical & Plumbing.... electrical & foundation included... Thank you!

Q: What is the total heated and cooled area?

A: 1901 heated
738 unheated garage area
Thank you!

Q: do you have this plan with the garage doors coming in from the right side of this picture and a 3 car garage?

A: Hello...

Not on the right side but look at our plan # 86568

Thank you!

Q: is there a material list with this plan

A: no, we always recommend that you get it done locally... due to variations of materials.

Thank you!

Common Q & A

Q: Can I make modifications to this plan?

A: Yes you can! Please click the "Modifications" tab above to get more information.

Q: What is the estimated price to build this plan?

A: The national average for a house is running right at $125.00 per SF. You can get more detailed information by clicking the Cost-To-Build tab above. Sorry, but we cannot give cost estimates for garage, multifamily or project plans.

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Rear Elevation

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Total Living Area:	1901 sq ft
Lower Living Area:	581 sq ft
Main Living Area:	1320 sq ft
Garage Area:	738 sq ft
Garage Type:	Attached
Garage Bays:	2
Foundation Types:	Slab
Exterior Walls:	2x6
House Width:	30'
House Depth:	44'
Number of Stories:	2
Bedrooms:	2
Full Baths:	3
Max Ridge Height:	27' from Front Door Floor Level
Primary Roof Pitch:	7:12
Roof Framing:	Truss
Porch:	843 sq ft
FirePlace:	Yes
Main Ceiling Height:	8'6

Garage-Living Plan 85372

Farmhouse Style, 1901 Sq Ft, 2 Bed, 3 Bath, 2 Car | Plan 85372

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