A garage apartment is a dwelling unit built over a garage. In Dallas it counts as an ADU, so as of October 2026 it needs an overlay or a Board of Adjustment special exception, and the owner-occupancy rule applies. Height and privacy are the issues most likely to come up.
Why is height the sticking point?
A second story looks into neighbors' yards. Dallas Board of Adjustment cases are public hearings, and neighbors can testify; local reporting has covered ADU requests denied after neighborhood objections. Window placement, stair location and overall height are the design choices that answer those concerns.
Can I build on top of my existing garage?
Usually not without major work. Most detached garages sit on a thin slab with framing meant for a roof only. A second floor needs footings and structure sized for it, which often makes rebuilding the garage the better option.
What details matter most?
- Stairs. Inside or outside, they take space and must meet code.
- Parking. The garage below can help meet the parking the city requires.
- Alley access. Common in older Dallas neighborhoods, and helpful for construction and parking.
- Utilities. Water and sewer must reach the second floor; the panel must carry the new load.