A free site visit, a check of what your lot allows and a written, line-item price.
Get your free estimateFast, Reliable Garage Conversion Contractor Across Irving
A garage conversion in Irving turns unused garage square footage into a permitted bedroom, studio, or full ADU, and it typically runs between $85,000 and $165,000 before permit fees depending on whether you’re converting an attached garage or building out a detached structure with a new subpanel and foundation work. Most Irving jobs take 10 to 16 weeks from permit submittal to final inspection. We serve every Irving neighborhood, from Valley Ranch to Las Colinas to the Heritage District, and our crews know the city’s structural plan review process well enough to avoid the resubmit cycle that drags cheaper bids out for months.
If you want a hard number for your specific garage, call (903) 342-8977 and Reed Calloway will walk the site with you, put the price in writing, and give you a fixed schedule before any work starts.
Why Fielding ADU Dallas Is Irving’s Preferred Garage Conversion Contractor Company
We’re an Garage Conversion Contractor team inside the Garrison Partners family, which has built to The Garrison Standard since 2006. That standard is plain: a written price before the first nail, permitted work done by the book, a background-checked uniformed crew on site every day, and a one-year written guarantee we call the 365-Day Done Right Promise. If something fails inside that year, we come back and fix it at no charge. Most Irving homeowners who call us have already been through one contractor who moved the price mid-job or left the permit board empty. We don’t do either.
Our crews are local to Irving and the surrounding Dallas County area. We schedule site visits across the city without long lead times, and every call is answered by a live person, whether you call at noon or midnight. You won’t get a voicemail tree from us.
Garage Conversion ADU in Irving
A Garage Conversion ADU in Irving means taking an existing attached or detached garage and converting it into a self-contained accessory dwelling unit with its own entrance, kitchenette or full kitchen, bathroom, and separate electrical subpanel. In Irving’s older neighborhoods, where detached garages often already have alley access and their own electric service, this is frequently the fastest path to rentable square footage because the shell already exists and the path to a permit is shorter than a ground-up backyard build. A Garage Conversion ADU in Irving typically runs $110,000 to $165,000 before permit fees including finishes, plumbing, electrical, and HVAC.
Detached Garage ADU with Alley Access
Alley-fed garages in the Heritage District and Hospital District are a distinct advantage: sewer and water taps already run to the property line, and the city’s accessory structure rules treat these as conversions rather than new construction in many cases. That changes how you handle setbacks and site coverage. We map the existing utilities first, then price the job from what’s actually there.
Attached Garage ADU Conversion
An attached garage conversion shares walls, roofline, and foundation with the main house, which means the structural work is lighter but the HVAC and fire separation requirements get more specific. Irving’s plan review wants to see a one-hour fire-rated wall between the new living space and any remaining garage area. We handle that in the framing and drywall spec, and it’s on the permit drawings, not improvised on site.
Garage Apartment Conversion in Irving
A Garage Apartment Conversion in Irving is what many homeowners mean when they say they want to rent the space above or beside the garage, or turn the whole garage into a small apartment for a family member. The distinction from an ADU is occupancy: a garage apartment typically has its own cooking and bathing facilities but no separate property line or utility meter, and it’s often built as a rental within an owner-occupied house rather than as a legally distinct dwelling. These projects run $95,000 to $150,000 in Irving depending on whether the garage is attached or detached and whether you need a new subpanel and water heater run.
Garage to Bedroom and Living Space
If you don’t need a kitchen and just want a bedroom, office, or media room, the scope tightens. A garage-to-bedroom conversion in Irving still requires insulation, egress windows, electrical upgrades, and a climate control plan, but you can skip the plumbing and kitchen costs. Those jobs typically land between $70,000 and $100,000.
Detached Garage Apartment with Existing Service
Many 1950s and 1960s Irving ranches have detached garages that already carry a 60-amp or 100-amp service for a workshop or laundry. If the panel is in good shape, the conversion gets cheaper and faster. If it’s not, we spec a subpanel upgrade to handle the apartment load, and that’s where cheap bids quietly fail the final inspection.
Trusted Brands We Service in Irving
We build conventional garage conversions and also work with prefab and modular platforms when the site and budget suit it, including Abodu repair in Irving. For Irving lots we’ve specified Mighty Buildings panels for their exterior wall R-value in humid summers, Boxabl for compact ADUs where crane access is tight, and Plant Prefab for clients who want off-site framing to shorten the build window. We also use James Hardie fiber-cement siding and Tuff Shed-style storage structures where they fit the job. Whatever the method, we stock materials locally for Irving deliveries so we’re not waiting on a Dallas warehouse when your framing crew is already on site. We don’t push one system over another; we match the build method to your lot, your budget, and what Irving’s plan review will actually accept.
Common Garage Conversion Contractor Problems We See in Irving Homes
- Slab heave on clay soil. Irving sits on clay-rich soil that swells when wet and shrinks when dry. A garage slab that’s been fine for 40 years can start moving the moment you cut into it for plumbing or add load. We spec a structural assessment before demo and add perimeter footings where the slab can’t carry the new use.
- Wind-load failures at plan review. Irving’s structural plan review requires garage conversions to meet a 90 mph ultimate wind speed design. Old garage frames rarely have the tie-downs or wall bracing to pass as-is. Skipping the wind-load calc is the single most common reason a garage conversion permit gets bounced back.
- Old garage wiring reused instead of upgraded. A 1960s garage might have a single 15-amp circuit shared with the house. That won’t pass for a living space. The final electrical inspection will flag it, and your certificate of occupancy gets delayed. We upgrade to a dedicated subpanel as part of the base scope, not as a change order.
- Alley access and drainage surprises. In the Heritage District and other older Irving neighborhoods, alley-fed garages often sit at the low point of the lot. Adding a bathroom and kitchen means running drainage, and that’s where slab patching without proper grading creates ponding and cracks during the next wet cycle. We address drainage in the permit drawings.
Pricing for Garage Conversion Contractor in Irving, TX
Here are honest ranges for Irving, based on what we’ve priced and built in this city:
- Attached garage conversion to bedroom or office: $70,000 to $100,000
- Garage apartment conversion with kitchen and bath: $95,000 to $150,000
- Detached garage ADU with alley access: $110,000 to $165,000
- Full garage-to-living-space conversion with HVAC and subpanel: $85,000 to $145,000
Permit fees in Irving run separately and typically land between $2,500 and $6,000 depending on valuation and whether you need a variance for setback or site coverage. Foundation work, subpanel upgrades, and wind-load retrofits are the three biggest cost movers. The written price we give you before work starts is the price on the final invoice. No change orders unless you change the scope. Call (903) 342-8977 for a free estimate.
We Also Serve Cities Near Irving
Our crew covers the whole Irving area and the surrounding Dallas County cities, from Garage Conversion Contractor work in Dallas to garage apartments and ADUs in Hutchins, Mesquite, and Lancaster. Wherever you are in the metro, you get the same written-price-first standard and the same one-year guarantee.
Serving Irving, TX - Our Local Coverage Area
We’re based in the Irving area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Garage Conversion Contractor in Irving
Irving’s building code requires garage conversions to be designed for a 90 mph ultimate wind speed, which drives the tie-down, wall bracing, and roof connection details on the permit drawings. A compliant quote includes Simpson Strong-Tie retrofit anchors or their equivalent, impact-rated roof covering, and a structural engineer’s wind-load calc. A cheap quote leaves all three out and your plan review will reject it. Call (903) 342-8977 and we’ll show you exactly what’s on our wind-load spec.
Alley access usually helps, because the garage already has a legal access path and often its own electric service, so the city treats it as a conversion rather than new construction in many cases. What it doesn’t change is the need for a structural review, a dedicated subpanel if you’re adding a kitchen or bath, and drainage that moves water away from the slab. We pull permits and handle the plan review so you don’t sit through resubmits. Call (903) 342-8977 for a site-specific answer on your alley-fed garage.
A permitted, wind-load-compliant garage conversion with impact-rated roof covering and upgraded electrical can reduce your premium or at least keep it from rising, because the documented compliance removes the unpermitted-addition risk that insurers flag. We provide the permit sign-off and the structural documentation your agent needs. If the work is unpermitted or the wind-load calc is missing, insurers can refuse coverage on that square footage. The Garrison Standard means it’s done by the book, with the paperwork to prove it. Call (903) 342-8977 to talk through your specific conversion.
Irving’s electrical final requires a dedicated subpanel for the ADU, sized to the load of the new kitchen, bath, HVAC, and lighting, and it cannot be the same 15-amp circuit that once ran the garage door opener. We spec a 60-amp or 100-amp subpanel depending on square footage and appliance load, and it’s in the written price, not a change order. Reusing old garage wiring is the fastest way to fail the electrical final. Call (903) 342-8977 for a load calc on your garage.
Yes, and we do this regularly in Irving. The low-pitch roof usually means we add insulation above the ceiling plane and often need to fur down the framing to fit ductwork, which costs more than an open-truss attic but is standard work. The slab foundation is the bigger variable: Irving’s clay soil requires a structural assessment for heave, and we often add deepened perimeter footings to keep the slab from moving after the conversion. That’s a requirement here that doesn’t apply everywhere in Dallas County. Call (903) 342-8977 and Reed Calloway will walk the garage with you and tell you what it needs.
Ready to price your Irving garage conversion? Call (903) 342-8977 and schedule a free site visit. You’ll get a written price, a fixed schedule, and a one-year guarantee in writing. No voicemail, no callback queue, no price movement at the door.
Written by Reed Calloway, Owner at Fielding ADU Dallas, serving Irving with garage conversions, ADUs, and our Room Addition Contractor in Irving.
