Converting Garages

Converting a garage into a living space takes a lot more than just fixing it up with furniture and interior decorating. Without proper electrical wiring, ventilation and emergency escapes, converted garages can become fire-prone deathtraps.

In March, after seven people died within three months in converted garages--including two girls and their grandmother in Sun Valley--City Councilman Richard Alarcon suggested a task force study ways to minimize fire danger in the units.

Garages, along with carports, sheds and agricultural buildings, are classified in the Building Code as “U” occupancy and typically contain only one electrical lighting circuit and usually a gas-fired water heater or laundry facility installed without permits.

The task force suggested a $217,000 educational program aimed at garage residents and their landlords. The Building and Safety Department estimates that it would cost more than $27 million to inspect 60,000 garage units and issue permits to their owners. On Tuesday, the City Council will discuss the task force’s report at a meeting with the Planning and Land Use Management Committee.

Shown below are the city task force recommendations, along with the estimated cost for each item:

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* Smoke detectors: Battery-operated for maximum of six months ($15), after which they must be “hard-wired” to building’s electrical system ($75).

* Emergency escape openings: At least one operable window or exterior door for each sleeping room. Cost to open wall and install pre-hung door: $400; to open wall and install window: $300.

* Electrical wiring: Must be removed and repaired immediately if hazardous. Cost to upgrade: $40 per electrical outlet, unfinished walls; $50 per outlet, finished walls.

* Heaters: Must be approved, properly vented and comply with minimum code requirements. Cost of through-wall gas heater, which takes no air from inside unit: $650.

* Gas-fired water heaters and clothes dryers: Must be properly vented and not located in bedrooms. Cost to move a heater away from living area: $600.

* Plumbing system: Must be in good repair and clean, sanitary condition. Cost of installing new toilet and sink, including running water and sewer lines: $1,600.

* Security bars: Not allowed except approved “quick-release” bars. Cost to convert: $125 per window; to put in new: $150-$160 per window.

* Fire Department checklist: Should be permanently displayed near entrance.

Sources: Los Angeles Housing Department; Researched by JULIE SHEER/Los Angeles Times

Converted Garage Fires

The number of fire fatalities in garages converted into dwellings is on the rise. There were eight deaths in four months, including a family of three in Sun Valley in March.

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Year Fire Fatalities 1991 4 0 1992 3 0 1993 2 1 1994 6 1 1995 2 0 1996 3 5 1997 3 3 Total 23 10

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Cause of Garage’s Fires

Suspicious / incendiary: 22%

Smoking: 35%

Electrical: 225

Miscellaneous / Unknown: 22%

Source: Los Angeles Housing Department; L.A. City Fire Department; Researched by JULIE SHEER /