What a garage can become
The five problems every Bend garage conversion has to solve
1. The slab is cold and sloped
Garage floors slope toward the door for drainage and sit lower than the house. They are usually uninsulated, which makes for a cold floor through a Bend winter. Options include a raised, insulated wood subfloor (which also fixes the step down into the house) or rigid insulation and a new floating floor. Discuss ceiling height before choosing.
2. The garage door opening
Removing the door means framing a new wall, often on a new foundation curb, with siding and windows that match the house. It is the most visible part of the project from the street.
3. Insulation and air sealing
Garage walls and ceilings often have little or no insulation. Bringing them up to current energy code is required and makes the room usable in January.
4. Heat and cooling
A ductless mini-split is the usual answer. Our ductless mini-splits guide covers Bend installers.
5. Fire separation and the water heater
Many Bend garages house the water heater or furnace. Those may need to be moved, enclosed or replaced. The wall between garage and house is fire rated; a conversion changes what that wall needs to be.
Permits and rules
- A conversion to habitable space needs building permits, and separate trade permits for electrical, plumbing and mechanical work.
- If the result is an ADU, it must also meet the City of Bend ADU rules, including the 800 square foot size limit. See our ADU guide.
- Check your HOA's CC&Rs. Some Bend neighborhoods restrict garage conversions or how they look from the street.
- Think about parking. Make sure you know what parking rules apply to your property before losing garage spaces.
Before you commit: a quick checklist
- Where will everything in the garage go? Price a shed or storage solution into the project. See our sheds and storage guide.
- Does your electrical panel have room? Heat, lighting and outlets add load.
- Where are the water heater, furnace and laundry? Moving them changes the budget.
- Is there plumbing nearby? A bathroom far from the house's drain lines costs more.
- What does your HOA allow? Get it in writing.
- Bedroom, office or ADU? Decide before drawings, because the code requirements differ.