Converting a garage into a kitchen

lou-28_2

We're just about to start a garage conversion an have decided not to go to a builder to do the whole job to save money. My dad built his own extention so is looking forward to this little project.

We will be hiring a builder to knock out the internal wall beteeen garage and kitchen so how much should I expect to pay so I have an idea when they come and quote? The garage door is being replaced tomorrow with french doors and window panels by a window company (garage is back of our house).

What else would a builder normally do so I can check we know what the whole conversion entails? My dad will be doing the insulation and stud wall on uninsulated areas, lay floor and decorate. His mate will plaster and screed and we will use Part P electrician and gas safe plumber. We haven't designed the actual kitchen yet as I want the wall out so I can visually see the space we'll have. I suppose I would ask the builder about the ceiling as the one there now will be cut into for pipework/wiring.

Also do I need additional insurance or do I need to inform them.

Thanks

Doozergirl

You need to plan the kitchen! Your 1st fix electrics and plumbing come early in the build and are absolutely reliant on the kitchen plan. You won't save money if things have to be done twice or you dig up floors for drainage that should have been done first. A CAD drawing will give you some sense of space and a good kitchen designer will know correct distances for things to fit sensibly where you can't visualise.

A private building control firm might be useful - you need to know what they will want to be able to satisfy them. From my experience they seem to be more pro-active in this respect than local authority ones who can be stretched on time and impose more conditions on your build.

Wall knocking will probably require a structural engineer. Expect somewhere around £1500 for a wall knock but that would includes things that you might be organising yourself like skips and plastering around the opening. You can also include the wall knock in your own complete building control application and employ your own structural engineer to check it for you.

You need to tell your insurance company but also check that the trades you employ have their own. Your insurance covers the building but your contractors should be insuring the work value - it's a difficult one where you are quite thinly spread by in effect being your own contractor.

cyclonebri1

Do a quick check at this stage as most "built in" garages are a step down from house level, it can be a benefit in terms of getting insulation in there but all adds to the cost when the floor is raised., best to be aware now.

RobotB

We are half way doing exactly this but have used a builder for most of the work. We checked with the Council that we didn't need PP and employed a private Building Control firm who have looked over our designs and specified insulation etc. (£685). We also had a structural engineer to the calcs for the knock through (£300). We did exactly what you plan in terms of waiting for the wall to go before deciding on kitchen layout and I'm really pleased we did that as it felt so different. It does mean we are a bit chasing our tail to get exact positions for first fix but we had a hold up on our roof lantern so thats been fortuitous. Radiator positioning has caused most headaches............ Good luck!

phill99

I have done four garage conversions in the lsdt 2 years. It WILL need Building Regs. Get these sorted first so you know what is required.

You will need insulation to walls, floor and ceiling. An engineer will need to do calcs for the beam to the supporting wall.

Before you put up insulation and drylining, you need to get first fix electrics sorted so that the cabling is in the position you need it for appliances, sockets etc.

Awareness of building regs requirements is critical. If yiu get it wrong at the start, it will be rxtremely difficult and costly to address later.

Idiophreak

lou-28 wrote: »

Also do I need additional insurance or do I need to inform them.

I'd call them now and ask about the works, tbh. Last thing you need is for your house to be burgled and your insurance to refuse to pay out because you've knocked a hole in the wall....

cyclonebri1

Idiophreak wrote: »

I'd call them now and ask about the works, tbh. Last thing you need is for your house to be burgled and your insurance to refuse to pay out because you've knocked a hole in the wall....

No, you inform them later, you can't answer "is" with "there will be", yeah?

cyclonebri1

phill99 wrote: »

I have done four garage conversions in the lsdt 2 years. It WILL need Building Regs. Get these sorted first so you know what is required.

You will need insulation to walls, floor and ceiling. An engineer will need to do calcs for the beam to the supporting wall.

Before you put up insulation and drylining, you need to get first fix electrics sorted so that the cabling is in the position you need it for appliances, sockets etc.

Awareness of building regs requirements is critical. If yiu get it wrong at the start, it will be rxtremely difficult and costly to address later.

Are you 199%positive about that?

Idiophreak

cyclonebri1 wrote: »

No, you inform them later, you can't answer "is" with "there will be", yeah?

They've started work already, or certainly will have tomorrow.

I think the question "I've replaced my garage door with windows, does that matter?" is worth asking.

I think the question "pretty soon, I'm going to have additional windows/doors - when do you need to be told about that?" is worth asking.

Insurers will look for any reason not to pay out, so at least having a conversation with them covers the risk a little.

phill99

cyclonebri1 wrote: »

Are you 199%positive about that?

Who else does it?

Doozergirl

phill99 wrote: »

Who else does it?

You're going to regret asking.