I have a house that originally had a detached garage. The previous owner connected the garage and house with an enclosed breezeway. Is this still considered detached, or is it attached now? Has FEMA defined this situation in writing anywhere? Thanks
My understanding is that it will not be considered an "attached garage"
If the garage's foundation is separate from the dwellings foundation I would consider it detached.
check out this portion of the Fema site regarding garages... http://www.fema.gov/plan/prevent/floodplain/nfipkeywords/garages.shtm#0
Attached Garages
A garage attached to a residential structure or in an enclosed area below an elevated building may have the garage floor slab below the Base Flood Elevation (BFE). Because such a garage is an enclosed area below the BFE, openings are required either in the exterior walls of the garage or in the garage doors themselves.
Definition/Description
Accessory structures are also referred to as appurtenant structures. An accessory structure is a structure which is on the same parcel of property as a principal structure and the use of which is incidental to the use of the principal structure. For example a residential structure may have a detached garage or storage shed for garden tools as accessory structures. Other examples of accessory structures include gazebos, picnic pavilions, boathouses, small pole barns, storage sheds, and similar buildings. NFIP regulations for new construction generally apply to new and substantially improved accessory structures
Interesting scenario.
I would consider it attached. The way I look at it is this. What is your first impression when you saw the layout?
What would the county/city goverment describe it as?
In out city, if it is attached in anyway, it is considered attached. I would think an enclosed breezway would qualify.
After looking at the pictures, asking a few questions and discussing it with their FEMA contact, the flood insurer considered it attached. In their opinion, if the buildings are attached in any way, they are "attached" for Elevation Certificate purposes. It doesn't matter if they are free-standing, separate structures, if there is a nail or screw joining them, they are "attached". FYI, they are "attached" by flashing and weather-proofing materials.
Alrighty then...so sayeth They