In many homes throughout Arlington Heights and the Northwest Chicago Suburbs—especially those with traditional Colonial-style layouts—the space above the garage is often a blank slate. Whether you have a two-car garage or even a one-car garage, that area holds untapped potential.
For growing families craving extra space or empty nesters ready to reimagine their forever home, this type of remodeling project offers a strategic way to enhance both day-to-day comfort and long-term home value.
Whether you're navigating life with young children and don't have enough space in your home, or you're looking to upgrade your living space into your forever home, adding a master suite above the garage is one of the most efficient ways to add usable square footage without a home addition that requires outward expansion.
Here’s why this type of addition may make sense for both your lifestyle and your investment:
Most garages have structural potential that goes unused. By building above the garage, you're making smart use of existing square footage without consuming your yard, garden, or outdoor living space. This type of second-story addition enables you to expand your home vertically rather than outward, which can be more complex due to zoning or lot coverage restrictions.
A new room built above an attached garage offers natural separation from the rest of the house—a feature families and retirees alike find incredibly appealing. Whether it's a quiet retreat from the kids or a welcoming in-law suite, this type of new space provides the privacy that many homeowners wish they had.
And with today’s modern bathroom remodel features—like heated floors, walk-in showers, and double vanities—you can turn your above-garage suite into a luxurious escape.
Unlike finishing a basement or converting an attic, which can be limited by ceiling height or have less-than-ideal natural light, building above the garage offers full ceiling height, windows, and the flexibility of a custom layout. You’re adding true living space that feels bright, open, and intentional.
While we recommend no renovation project should be driven solely by resale, a well-designed master suite is one of the top features today’s buyers are looking for. Especially in competitive markets like Arlington Heights, a spacious and well-designed suite can significantly enhance your home's value. It’s an upgrade that pays off in comfort now and value later.
Adding a primary suite above the garage should not be a DIY project. It requires expert knowledge and coordination.
Here are a few critical factors to understand:
Many garages are built on a slab and may not have the necessary footings to support a second-story addition. Depending on the existing structure, your general contractor design-build team may need to reinforce ceiling joists, install new beams, or underpin the foundation.
Additionally, many garages have outdated doors, exposed framing, and minimal insulation or drywall—features that often need upgrades before building a new space above.
Gaining access to the new suite often means reworking the flow of your home’s second floor. You may need to add a hallway or staircase that connects seamlessly to the rest of the house, without compromising existing bedrooms or shared spaces.
This is also the time to think creatively—your remodeling plan might include repurposing a nearby closet or relocating a smaller bath to make space for a full bathroom remodel in the new addition.
Since garages are not typically climate-controlled, insulation and HVAC design are critical for this new space. Options include zoning your existing system, adding a mini-split for independent control, or even heating the garage below to prevent frozen pipes.
If your garage door is used frequently, consider how soundproofing and air sealing will affect the comfort of the space above.
When adding a primary suite above the garage, integrating the new roofline with your existing structure is one of the most important parts of the project.
Here’s what you need to know to ensure both beauty and durability:
Your home’s curb appeal depends heavily on a cohesive roofline. If your garage currently has a separate roof or dormer, the addition will need to blend with the existing architecture in both pitch and materials. Using matching or complementary shingles is essential, but keep in mind that new shingles may not perfectly match your current roof due to sun fading over time.
Pro Tip: If your existing roof is nearing the end of its lifespan, this may be the ideal time to replace it entirely. Doing so will create visual consistency, protect your largest investment, and avoid a second roofing disruption a few years down the line.
Where the new and old rooflines come together, special attention must be paid to flashing, sealing, and drainage. These intersections—called “tie-ins”—are among the most common points for water intrusion if not properly constructed.
An experienced design-build team will:
Depending on how your garage addition changes the load path of the roof, structural reinforcements may be necessary. This could include added trusses, beams, or supports to maintain the structural balance of your home. Your design-build team should work closely with structural engineers and local regulations to ensure everything meets code and exceeds safety expectations.
Just because you have the space doesn’t mean you need to use all of it for one room. That’s where thoughtful design comes in. Beyond a bedroom, your new suite could include:
These details will transform your new addition from a functional space to a truly personalized one.
An over-garage remodeling project isn't something to take on lightly, and it's definitely not a DIY weekend job. These additions involve careful structural modifications, electrical upgrades, HVAC coordination, and finish work that must integrate flawlessly with the rest of the home. That’s why working with an experienced design-build team is so important.
Are you ready to transform the unused space above your garage into a luxurious retreat? Download The Complete Guide to Building the Ultimate Luxury Primary Suite and discover everything you need to plan a beautiful, functional, and value-boosting addition—designed with your lifestyle in mind.