New Build Detached Garage Conversion - Developer Want £600!

DOH_a

As mentioned, a stud partition on its own will not meet the required BR’s. I wasn’t implying that by insulating the studs, you’d meet the BR’s but you’d need another structure/element to help meet the u-values. For example, you could probably get away with lightweight block work on the garage side and the insulated plasterboard on dabs on the converted side. You’d need to achieve a u-value of 0.28 for the separating wall and a u-value of 0.3 for the existing external walls. I assume you’ll also be insulating the floor and ceiling/roof?

Is this something you’re going to be doing properly and to meet the BR’s or is it to be more along the lines of a temporary use that can be converted and put back to a garage in the future?

Btw, you’d still need fire separation between the garage and converted area, irrespective if it’s detached from the house. Again, assuming you’re doing this properly via the BR’s?

L32

Thanks. Yes the work (including DPM and insulation to floor, and ceiling insulation) would all be carried out to meet BRs in that respect as the builders have quoted to work to meet those requirements. 

daveyjp

The vast majority of new builds aren't actually freehold in terms of how it used to be understood.  Covenants and rent charges etc have merely replaced the lease.

EssexExile

L32 said:

EssexExile said:

L32 said:

 The stud partition wall would be insulated to meet building regs, though.

I don't think insulation is the problem, it's fireproofing that is needed between a garage and a house, even if the garage isn't big enough for a car!

Oh I didn't realise that. Is that only when work has been done? The garage came installed with a strip light and two plug sockets, and there's no fireproofing in place currently. Does the fact that it's detached from the house make a difference? 

Sorry I'd forgotten it was detached. What are you planning to do other than put in a dividing wall? If that's all you're doing I'd just get on with in.

RelievedSheff

daveyjp said:

The vast majority of new builds aren't actually freehold in terms of how it used to be understood.  Covenants and rent charges etc have merely replaced the lease.

Our new build is as freehold as our previous 1930's freehold property was. There were restrictive covenants on that property also.

I would say it would be pretty rare to find a property that is not subject to covenants.

L32

EssexExile said:

L32 said:

EssexExile said:

L32 said:

 The stud partition wall would be insulated to meet building regs, though.

I don't think insulation is the problem, it's fireproofing that is needed between a garage and a house, even if the garage isn't big enough for a car!

Oh I didn't realise that. Is that only when work has been done? The garage came installed with a strip light and two plug sockets, and there's no fireproofing in place currently. Does the fact that it's detached from the house make a difference? 

Sorry I'd forgotten it was detached. What are you planning to do other than put in a dividing wall? If that's all you're doing I'd just get on with in.

There'd be installation of another double plug socket, spotlights, then floor, wall and ceiling insulation. 

stueyhants

Personally I’d crack on and not worry. There is no way I’d pay £600 for
permission to modify my own property internally.

Tucker

I had a similar unreasonable demand for a fee when I wanted to extend my property. 
There's an ombudsman that covers this area because of crooks and the bad reputation of the leasehold firms. 
If you are asked to pay a fee that is unreasonable you can request a tribunal to dispute it. I think it's about 50 quid or was back then. 
What I did was write back and advise that I did not agree the fee was reasonable and stated that I was going to challenge it via the ombudsman.
They responded and reduced it to a third of the original request. 
At the end of the day it cost them far more to defend their case and be represented at a tribunal, so they dropped the fee to one that was reasonable. 

L32

stueyhants said:

Personally I’d crack on and not worry. There is no way I’d pay £600 for
permission to modify my own property internally.

That's what I've been tempted to do, but worrying about what happens when I come to sell. Part of the reasoning behind exploring the option was to add value, but if I don't go through the correct channels I'm not sure it can be classified as an additional room, and still just a garage. Then of course there's worry about being in breach of contract. 

DOH_a

I assume the condition/covenant doesn't have a time limit stipulated, e.g. pay the fee within three years or no fee after three years?