Rentana Knowledge Base

Does a garage count as square footage?

You’re not the only one who’s wondered this! If you’ve been house hunting or thinking about listing your own home, you’ve probably looked at the square footage and thought, “Wait… does the garage count?” It’s a fair question, after all, it’s a big part of the property and feels like usable space. The short answer? It’s a little more complicated than a simple yes or no. Let’s break down whether a garage space counts as a square footage and what really counts as square footage.

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Definition of Square Footage in Real Estate

When people talk about a home’s “square footage,” they’re referring to the total area of space that’s considered livable. In real estate, this usually means spaces that you can comfortably live in, like your bedrooms, kitchen, bathrooms, and living room. It’s measured in square feet (or square meters, depending on where you live) and tells buyers or renters how much usable space they’re actually getting inside the home.

Put simply, it’s a way to describe how big a house feels on the inside. The bigger the number, the more living space you can expect, but it’s not just about size; it’s about what kind of space counts.

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How Square Footage Is Calculated

The way square footage is calculated is a little more specific than just measuring every inch of the property. Appraisers or real estate agents usually measure the home’s interior rooms that are heated, finished, and suitable for everyday living.

For example, they’ll include your main living areas, hallways, and even finished basements if they meet the right conditions. But areas like attics, unfinished basements, patios, and yes, garages are typically left out because they don’t meet the standards of “livable” space.

Think of it like this: if you can live, sleep, and work in it comfortably all year round, it probably counts. If it’s more for storage, parking, or tools, it probably doesn’t.

Square footage plays a big role in how a home is priced and perceived. It affects everything from property taxes to resale value and even online search filters when people are shopping for homes.

A higher square footage often means a higher price tag because buyers associate more space with more comfort and convenience. But this only makes sense if that space is truly livable. That’s why understanding what’s included in the square footage (and what isn’t) is so important, especially when you’re comparing homes or thinking about remodeling.

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So, Does a Garage Count as Square Footage?

In most cases, no, a garage does not count as square footage when measuring a home’s size. Real estate professionals only include livable, finished, and climate-controlled areas in the total square footage. Because garages are typically unfinished, unheated, and used for storage or parking rather than daily living, they fall outside that definition.

To put it simply, your garage may be a big part of your property, but it’s not considered part of your home’s living area. When you see a listing that says “2,000 square feet,” that number almost always refers only to spaces like bedrooms, bathrooms, hallways, and living rooms, not the garage, porch, or attic.

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5 Reasons a Garage Space Doesn’t Count as Square Footage

You might be wondering: if a garage is part of the home, why isn’t it part of the square footage? It comes down to how real estate professionals define “livable space.” Here are the top five reasons your garage doesn’t make the cut:

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1. It’s Not Climate-Controlled

Most garages don’t have heating or air conditioning, which means they aren’t comfortable to live in year-round. A true living space needs to be temperature-controlled so it can be used in every season. Since garages are often too cold in the winter and too hot in the summer, they don’t qualify as habitable areas.

Even if your garage stays fairly mild, unless it’s connected to your home’s HVAC system or has permanent heating and cooling installed, it still won’t count toward your home’s total square footage.

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2. It’s Usually Unfinished

Take a look around your garage, do you see bare concrete floors, unfinished walls, or exposed beams? That’s a big clue. To count as living space, a room must be finished, which means it should have drywall, flooring, paint, insulation, and proper lighting.

Garages are built for function, not comfort, so they often lack these features. An unfinished space can’t meet the same standard as your living room or bedroom, even if it’s attached to the house.

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3. It’s Separate from the Main Living Area

Another key factor is accessibility and integration. A true living area is connected to the main interior of the home, you can walk into it without stepping outside or through a non-livable zone.

Garages, on the other hand, are typically considered accessory spaces. Even if attached, they’re still physically and functionally separate from where daily living happens. This separation keeps them out of the official square footage calculation.

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4. It’s Designed for Parking and Storage

Let’s be honest, garages are meant for cars, tools, and boxes of stuff you don’t use every day. Their design and purpose are purely practical. They’re not built with comfort, aesthetics, or human living needs in mind.

Because their primary use is for vehicle storage or workspace, not for cooking, sleeping, or lounging, real estate appraisers categorize them as non-livable areas.

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5. It Doesn’t Meet Building Codes for Living Space

This one’s important: to be considered livable, a space must meet local building and safety codes. These can include minimum ceiling height, proper ventilation, electrical systems, fire safety, and emergency exits.

Most garages fail to meet one or more of these requirements. Unless you’ve converted your garage and obtained the proper permits, it won’t pass the criteria needed to be officially counted as a living area.

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Bottom Line

A garage may be a major part of your property’s appeal, offering parking, storage, and even potential for future renovation, but it’s not considered livable square footage unless it’s finished, climate-controlled, and fully up to code.

So while your garage adds value and versatility, it doesn’t add square footage, at least not until it’s transformed into a true living space.

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Examples:

• If your home is 1,800 square feet and you have a 400-square-foot attached garage, your total living area is still 1,800 square feet, not 2,200.
  
  
• If you’ve converted your garage into a finished family room or office, with insulation, drywall, flooring, heating, and cooling,  then it might count toward your home’s square footage, depending on local building codes.
  
  
• Detached garages are never included in square footage, no matter how large or well-built they are.
  
  

So, while your garage adds function and value, it doesn’t increase the official square footage unless it’s been fully transformed into a true living space.

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Exceptions and Regional Variations: When a Garage Can Count as Square Footage

Now that we’ve cleared up why most garages don’t count as square footage, let’s talk about the exceptions, because yes, there are a few. In some situations, a garage can be included in a home’s official square footage, but only when it meets specific standards or local requirements.

Here’s when that might happen:

1. The Garage Has Been Fully Converted Into Living Space

If you’ve transformed your garage into a livable room, think guest suite, home office, gym, or family den, it may qualify as square footage. To count, though, the space has to be finished and functional just like the rest of your home.

That means it should have:

• Insulated walls and ceilings
  
  
• Finished flooring (no bare concrete)
  
  
• Proper heating and cooling
  
  
• Electrical outlets and lighting
  
  
• A finished interior that flows with the home’s design
  
  

Basically, if you’ve turned it into a space where someone could comfortably live or work year-round, and it’s been legally permitted as a living area, then it can often be included in your total square footage.

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2. It’s Connected to the Main Living Area

In some cases, appraisers or local MLS (Multiple Listing Service) systems will include a converted garage only if it’s directly accessible from the main part of the home, without having to go outside.

So, for example, if your garage was remodeled into a new bedroom or playroom that opens right off the hallway or kitchen, it’s more likely to be counted. But if it’s detached or only accessible through an outdoor door, it probably won’t be included.

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3. Local Regulations May Differ

Square footage rules aren’t universal, they vary by city, state, or even neighborhood. Some regions have looser definitions of livable space, while others have strict appraisal guidelines.

For instance, one local MLS might include a fully finished garage conversion, while another might exclude it unless it was originally built as part of the home’s living area. That’s why it’s always smart to check with a local appraiser or real estate agent to see how square footage is defined in your area.

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4. Converted Garages Can Still Add Value

Even if your converted garage doesn’t officially count toward square footage, it can still boost your property value. A well-finished bonus room or studio can make your home more appealing to buyers and give you extra usable space.

So while it may not change the official number on paper, it can absolutely influence how your home is priced, and how quickly it sells.

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So when can a Garage Space Count as Square Footage?

A garage can count as square footage only if it’s fully finished, legally permitted, and seamlessly integrated into the home’s main living area. Local building codes and real estate standards will always have the final say, so before you start a garage conversion project, it’s worth checking what counts in your region.

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Conclusion

So, does a garage count as square footage? In most cases, no, but that doesn’t make it any less valuable. Square footage is all about livable, finished, climate-controlled space, and most garages simply don’t fit that description. Still, your garage adds real convenience, storage, and even future potential if you decide to convert it down the line.

If you’ve been curious about how home measurements really work, you’re already thinking like a savvy buyer or homeowner. Keep exploring our blog for more real estate tips, definitions, and insider insights, the kind that help you understand the little details that make a big difference.

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Frequently Asked Questions on a Garage Counting as a Square Footage

Does Garage Count As Square Footage In The UK?

In the UK, garages usually don’t count as part of a property’s square footage or “floor area.” Only habitable rooms, like bedrooms, kitchens, and living spaces, are included. Garages are treated as external or ancillary spaces instead.

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How Many Square Feet Is One Garage?

A single-car garage typically measures between 180 and 250 square feet, while a two-car garage averages 400 to 500 square feet. The exact size depends on your vehicle space, storage needs, and building layout.

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Is an Attached Garage Considered Living Space?

No, an attached garage is not considered living space unless it has been fully finished, insulated, and equipped with heating and cooling. Even though it’s connected to the house, it’s still classified as a non-livable area because it’s primarily used for parking or storage, not daily living. Only if it’s legally converted into a finished room that meets building codes can it be counted as part of the home’s living space or square footage.

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How Big Is A Garage In SQM?

A standard one-car garage is around 16 to 23 square meters, while a two-car garage usually ranges from 37 to 46 square meters. Sizes vary depending on the design, location, and whether the space includes extra storage.

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Is It Cheaper To Build A Garage Or Buy A Kit?

Garage kits are generally cheaper upfront because they come pre-engineered and require less labor. Building a garage from scratch offers more customization but can cost more due to materials, permits, and labor expenses.

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Does Adding A Garage Increase Home Value?

Yes, adding a garage can boost your home’s resale value and buyer appeal. While it doesn’t increase official square footage, it adds practical value, convenience, and storage, especially in areas with limited parking.

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What Counts As Square Footage?

Square footage includes finished, heated, and livable spaces such as bedrooms, bathrooms, kitchens, and hallways. It excludes garages, unfinished basements, attics, and outdoor areas that aren’t suitable for year-round living.

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What Is The Size Of A Normal 2-Car Garage?

A standard two-car garage is usually 20 feet by 20 feet (about 400 square feet) but can range up to 24 feet by 24 feet for more comfort and storage. It’s designed to fit two average-sized vehicles with some extra space for movement.

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