When you are getting ready to sell your home, or trying to figure out what your property is truly worth, the numbers matter. Every square foot counts towards the final price tag. In the real estate market, size equals money.
However, there is one area of the house that causes more confusion than any other: the garage. It has a roof, walls, and a concrete floor. It is attached to your house. So, you might assume it counts toward the total size.
This brings us to the million-dollar question: Are attached garages included in square footage?
Here is the short answer: It depends on how you are measuring. If you are calculating “Gross Living Area” (the space you actually live in), the answer is usually no. But if you are calculating “Total Building Area,” the answer is yes.
Understanding Square Footage Basics
Before we dive into the specific rules about garages, we need to speak the same language. “Square footage” isn’t a single, universal number. In the world of real estate and appraisals, there are two very different ways to measure a home. Confusing them is the number one mistake homeowners make.
Gross Living Area (GLA)
This is the number you usually see on a real estate listing. Gross Living Area (GLA) refers to the finished, heated, and above-grade parts of the house.
Think of it this way: If you can walk through the space in your socks comfortably in the middle of winter, and it has finished walls, floors, and ceilings, it is likely GLA. This includes bedrooms, kitchens, living rooms, and bathrooms.
Total Square Footage
This is the “under roof” measurement. Total Square Footage includes everything that the roof covers. This includes your unfinished basement, sun porch, attic, and, yes, your attached garage.
Why It Matters
You might be thinking, “Who cares what we call it?” You should care because the price per square foot is calculated based on the GLA.
If you have a 2,000 square foot house and a 400 square foot garage, listing your home as 2,400 square feet is technically incorrect for appraisal purposes. If a buyer challenges this, you could be forced to lower your asking price significantly. In high-value markets, a 200-square-foot discrepancy can result in a valuation swing of 5 to 10 million PKR.
Are Attached Garages Included in Square Footage? The Rules
Now that we know the basics, let’s get into the nitty-gritty. Who decides these rules? Is it the government? The banks? The answer varies depending on where you live, but most appraisers follow global standards.
ANSI Standards (The Global Baseline)
The American National Standards Institute (ANSI) sets the gold standard used by most appraisers worldwide. Under ANSI guidelines, for a space to count as Gross Living Area (GLA), it must meet three criteria:
- It must be heated/cooled (climate-controlled).
- It must be finished (drywall, flooring, and painted).
- It must be accessible directly from the main living area.
Because a standard attached garage is usually unfinished and unheated, it does not count as GLA. It is considered a “utility space,” much like an unfinished basement. However, it is counted toward the building foundation’s total footprint.
Local Variations and Exceptions
Real estate is local, and rules can vary by region.
In Pakistan, if you are dealing with property, the approach is slightly different. The Zameen or PTA guidelines often focus on the plot size (Marla or Kanal) and the “covered area.”
- In local listings, “covered area” often refers to the total constructed area, which frequently includes the garage and porches.
- However, for high-end bank appraisals or mortgage processing, they will separate the “livable” space from the “utility” space.
In the UK and Australia, the systems here (such as the RICS Code of Measuring Practice) are similar to ANSI. They distinguish between “Gross Internal Area” (which includes everything) and “Net Internal Area” (usable space). Unfinished garages generally fall into the “Gross” category but are excluded from the “Net” living space.
Detached vs. Attached Garages
Does it matter if the garage is connected to the house?
- Attached Garages: These are physically connected to the home and share a wall. While they are not GLA, they add significant value because they offer direct access to the home, which is a massive perk in bad weather.
- Detached Garages: These are standalone structures. They never count toward the home’s square footage. They are considered “outbuildings” or “accessory structures.” They have their own value, but you cannot add their size to your home’s total listing size.
The Loophole: Finished and Converted Garages
Here is where it gets interesting. Can you make a garage count? Yes.
If you permanently convert your garage into a living space, it can be included in the square footage. But you cannot just throw a rug on the concrete floor and call it a bedroom. To count, it must:
- Have permanent heating and cooling (HVAC).
- Have flooring consistent with the rest of the house.
- Have insulated walls and ceilings.
- Ideally, have the garage door removed and replaced with a solid wall and window.
Impact on Home Valuation and Appraisals
Just because an attached garage isn’t included in the “living” square footage doesn’t mean it is worthless, far from it. An attached garage is one of the most desirable features for buyers.
The Appraisal Math
When an appraiser looks at your home, they value the “Above Grade Living Area” at a certain price per square foot (let’s say 15,000 PKR). They value the garage separately as a “lump sum” adjustment.
For example, if two houses are identical but House A has a garage, and House B does not, House A might be appraised at 500,000 to 1,000,000 PKR higher, purely for the garage’s utility.
Case Study: Consider a home in a posh area of Lahore. The homeowner converted their garage into a high-end home office. They ensured it was permitted and finished to the same quality as the living room.
- Result: The appraisal treated the space as GLA.
- Impact: The home size increased by 300 square feet. The appraisal value jumped by 15%.
Valuation Table: What is Your Garage Worth?
Here is a breakdown of how different types of garages contribute to your home’s financial value (estimates based on current market trends).
Garage TypeCounts as Living Sq Ft? Estimated Value Add (PKR/sq ft equivalent)
Basic Attached (Unfinished) 0% 5,000 – 8,000
Semi-Finished (Insulated) 0% 8,000 – 10,000
Fully Converted (Legal) 100% 12,000 – 18,000 (Full Market Rate)
Detached Garage 0% 3,000 – 5,000
Tax Implications
There is a flip side to increasing your square footage. In many jurisdictions, property taxes are based on the size of the “livable area.”
- The Pro: Converting a garage adds value to your home.
- The Con: It increases your taxable square footage, which could raise your annual property tax bill. In Pakistan, depending on your tax bracket and location (cantonment vs. civil areas), this is a factor you must calculate before renovating.
How to Measure and Report Garage Square Footage
You don’t need to wait for an appraiser to know your numbers. You can measure it yourself. This helps verify tax records or prepare a listing.
The DIY Measurement Guide
Step 1: Measure the Exterior For “Total Building Area,” always measure the outside of the walls. Take a laser measure or a long tape measure and walk the perimeter of your house, including the garage.
Step 2: Measure the Interior (GLA). To find your livable space, go inside. Measure the length and width of every finished room. Do not measure the garage interior for this number.
Step 3: Calculate the Difference. Take your Total Building Area and subtract the unfinished areas (Garage + Unfinished Basement). The remaining number is your rough GLA.
Common Measurement Errors
- Double Counting Walls: If you measure the garage from the outside, and then measure the living room on the other side of the shared wall, be careful not to count the thickness of that wall twice in your favor.
- Ignoring Grade: If your garage is “tucked under” the house (basement level), it is considered below-grade. Even if you finish it, below-grade space is often valued lower than above-grade space.
When to Hire a Pro
If your house has a complicated shape or you are planning a major sale, it is worth hiring a professional surveyor. In Pakistan, a professional survey can cost anywhere from PKR 20,000 to 50,000, but having an official certificate can protect you from legal disputes later.
Converting Garages: Boosting Square Footage and Value
If you are looking to maximize the selling price of your home, converting an attached garage is one of the highest ROI (Return on Investment) projects you can undertake. You are creating land out of thin air.
The Legality Check
Before you buy drywall, you need to check the law. In cities like Lahore, the Lahore Development Authority (LDA) has strict rules about “setbacks” and covered areas.
- Permits: You almost always need a permit to convert a garage into a habitable room.
- Parking: Some zoning laws require homes to have covered parking. If you turn your garage into a bedroom, do you still have a legal place to park your car? If not, the city can force you to change it back.
The ROI Factor
If done correctly, a garage conversion can yield a 70% to 90% return on investment. This is much higher than a kitchen remodel, which typically yields around 60%.
Before/After Example: Imagine a cluttered 2-car garage filled with old boxes.
- The Change: You insulate the walls, raise the floor to match the house level, add heating, and install a large bay window.
- The Result: You now have a 400-square-foot main suite or a massive family room. The house moves from a “3 Bedroom” listing to a “4 Bedroom” listing. That category jump alone is worth millions.
Cost vs. Value Table
Upgrade ProjectEstimated Cost (PKR)Sq Ft GainValue ROI
Insulation & Drywall Only 200,000 Partial (Not GLA) 60%
Partial Conversion (Gym/Office) 500,000 Debatable 70%
Full Legal Conversion 1M – 2M Full GLA Addition 80% +
Myths, Mistakes, and Pro Tips
Let’s clear up the final bits of confusion so you can navigate the market like a pro.
Myth: “If it has a roof, it counts.”
Debunked. This is the most dangerous myth. Patios, porches, and unfinished garages have roofs. They do not count as living space. Listing them as such is considered misrepresentation.
The Mistake of Inflated Listings
If you list your home as 3,000 square feet, but 500 of that is an unfinished garage, you are asking for trouble.
- Buyers will be disappointed when they see that the house feels smaller than advertised.
- Appraisers will flag the discrepancy.
- In some cases, you could face fines for false advertising, which can reach up to PKR 500,000 in strict jurisdictions.
Pro Tips for Sellers
- Be Honest: List the GLA and the Total Area separately. “2,500 sq ft Living Area + 500 sq ft Garage.” This looks professional and transparent.
- Highlight the Utility: Since the garage isn’t GLA, sell it on its own merits. “Oversized 2-car garage with workshop space.” This appeals to hobbyists.
- Finish the Floor: Even if you don’t convert the garage, applying an epoxy coating to the garage floor makes it look cleaner and more valuable, even if it doesn’t increase the square footage.
Future Trends in Garage Valuation
As we look toward 2026 and beyond, the humble garage is evolving.
Smart Garages are becoming a Premium feature. Garages equipped with Level 2 Electric Vehicle (EV) chargers are seeing a valuation boost. While this doesn’t add square footage, it adds “functional value.”
Modular Flexibility is another trend. We are seeing “Accessory Dwelling Units” (ADUs) where garages are designed to be easily converted into rental apartments. In a housing market where rental income is prized, a garage that is “ADU-ready” (plumbed and wired) is a massive selling point.
Frequently Asked Questions (FAQs)
1. Are attached garages included in square footage for appraisals? Generally, no. Appraisers stick to the ANSI standard, which calculates “Gross Living Area” (GLA). Since garages are usually unfinished and unheated, they are excluded from the GLA. However, they are listed separately on the appraisal report and given a lump-sum value adjustment.
2. Does a garage conversion count as square footage? Yes, but only if it meets specific criteria. The conversion must be permanent, have heating/cooling consistent with the rest of the house, be finished (flooring/walls), and typically requires the garage door to be removed. It must also have been done with the proper building permits.
3. Does garage square footage affect home taxes in Pakistan? It depends on your district. In many areas, property taxes are calculated based on the “covered area” of the plot. Since the garage is a covered structure, it is often included in the tax assessment calculation, even if it isn’t considered “living space” for sale purposes.
4. What is the difference between GLA and Total Area? GLA (Gross Living Area) is the finished, livable space above ground. Total Area includes everything under the roof, such as unfinished basements, attics, and garages. Real estate listings usually display the GLA as the primary square footage.
5. How much value does a 2-car garage add to a house? While it doesn’t add to the square footage price, a 2-car garage can add 10% to 15% to the home’s final sale price compared to a similar home with no garage. In PKR terms, this can mean a difference of 20 to 50 lakhs, depending on the neighborhood.
