extending over garage

Annabee

does anyone have any idea what it would cost (roughly) to build an extra bedroom over the garage, possiblly with ensuite?

Also, if the garage underneath were to be converted to a room, would it be best to do this before or after adding the bedroom on top?

Thanks.

PasturesNew

One issue is the footings of the garage. The foundations would need to be strong enough for a 2 storey building ... or you'd have to knock it down and start from scratch.

So, that would affect price.

Doozergirl

What Pastures New said.

The cost of demolition and new footings would be very high.

Annabee

Thanks for your replies. I just thought - you do see a lot of houses with this done (extension over garage) and they don't seem to have had their garages rebuilt??

sjc_2

It depends as stated on the footings, one way to tell is the existing garage wall a single brick wall or double brick with cavity. They are usually single brick.

home_alone

In many modern day homes the garage is built on the same concrete base (and footings) as the house.

gary

darich

demolishing and rebuilding won't be necessary in the majority of cases.
Foundations can be extended and strengthened quite easily and an extra skin of brick added to the garage if necessary.

doing work of that sort requires a properly qualified civil engineer to provide and sign off calculations for the founds, walls, lintels, roof and all the associated dead and live loadings.

I'd be fairly sure it could be done without demolishing anything however, work may be required at the founds.

never_enough

It may make more sense to knockdown & re-build anyway. Then you're not tied to the footprint of a garage which, if it's a single, is small to make into a bedroom & en-suite. You'd also need to well insulate it which would make it smaller again. A purpose built space wouldn't need to be much bigger but could make all the differance between a good conversion & a super one. I think that I've read somewhere on here that extension costs start off at around £1000 per square metre. Of course you'd be doing the two floors.

ormus

depends where you live. two storey extension here would cost from 20k.
in london you can double that and double it again.
im also assuming you will need to start from scratch.

cheap demolition job could be done in a weekend with some mates (get beer) and a few skips.

Annabee

It's a 1950s house we were hoping to buy. The garage dimensions are 14'2" by 11'3" or in metric 4.34m by 3.43m.

The previous owner already extended downstairs and apparently there is planning permission to go over the garage.