Rent a Room - Garage Conversion

itssmallstuff

I have 2 garages that are attached to my semi detached house. Pre-planning advise from local council is that I can convert them into habitable accommodation. I could convert them into self contained annex also however it can only be used as ancillary accommodation to the property and cannot be Let as a separate independent unit.
I intend to convert the garages into

• 1 bed room with ensuite (to Let under rent a room scheme as a Lodger)
• A Open plan gym (treadmill/elliptical/weights) + breakfast bar (microwave/fridge/washing machine/no gas hobs) + TV ( To share with the landlord/me)

Access - We have a covered lean to that is 3ft wide between the Main house and the garages. The Lean to has doors at both ends - one leading to driveway; other leading to the rear garden. In the middle of the Lean To are two other doors - On Left is entrance to garage; On right is to Kitchen in main property. The lodger will access his room going via Lean To -> Gym -> Bed Room.
Accommodation - 1 room with ensuite.
Facilities - The lodger may use the Gym. Cleaning every 2 weeks, Bills Included, Parking. 
Does this fit conditions of Rent a room scheme? If not, what could i consider?

Comms69

If the lodger can go and sit in the 'main' living room and use the kitchen then it's probably fine

itssmallstuff

He could use our kitchen and living, but we don't want them to. Instead we are sharing the Gym and utility area. 

Comms69

itssmallstuff said:

He could use our kitchen and living, but we don't want them to. Instead we are sharing the Gym and utility area. 

Well if you want them to be a lodger, that's the criteria. Otherwise you'll have a tenant (and that's a bad idea) 

[Deleted User]

itssmallstuff said:

I have 2 garages that are attached to my semi detached house. Pre-planning advise from local council is that I can convert them into habitable accommodation. I could convert them into self contained annex also however it can only be used as ancillary accommodation to the property and cannot be Let as a separate independent unit.
I intend to convert the garages into

• 1 bed room with ensuite (to Let under rent a room scheme as a Lodger)
• A Open plan gym (treadmill/elliptical/weights) + breakfast bar (microwave/fridge/washing machine/no gas hobs) + TV ( To share with the landlord/me)

Access - We have a covered lean to that is 3ft wide between the Main house and the garages. The Lean to has doors at both ends - one leading to driveway; other leading to the rear garden. In the middle of the Lean To are two other doors - On Left is entrance to garage; On right is to Kitchen in main property. The lodger will access his room going via Lean To -> Gym -> Bed Room.
Accommodation - 1 room with ensuite.
Facilities - The lodger may use the Gym. Cleaning every 2 weeks, Bills Included, Parking. 
Does this fit conditions of Rent a room scheme? If not, what could i consider?

Where is the "lodger" meant to cook or is the "loger" to live off cold food and microwavable meals?  It doesn't sound to me as if this converted garage is really part of your main home so you wouldn't be eligible for the rent a room scheme.

FinallyStoppedLurking

itssmallstuff said:

He could use our kitchen and living, but we don't want them to. Instead we are sharing the Gym and utility area. 

Looking forward to a thread on here in a few months time...
I'm a lodger in a house. They refuse to let me use the kitchen or living room. Do I have tenancy rights?

You would be playing the system. You may get away with it but you may not. If you don;t get away with it you probably won;t have a leg to stand on. 

FreeBear

itssmallstuff said: Access - We have a covered lean to that is 3ft wide between the Main house and the garages. The Lean to has doors at both ends - one leading to driveway; other leading to the rear garden. In the middle of the Lean To are two other doors - On Left is entrance to garage; On right is to Kitchen in main property. The lodger will access his room going via Lean To -> Gym -> Bed Room.

So no direct access to the house from the garage, and the "lodger" has (to all intents and purpose) a separate entrance. I have grave doubts that the occupant would be classed as a lodger, and the access issues may make it self contained and subject to its own council tax banding - That would make the occupant a tenant, and not a lodger.

Professional, paid for, legal advice needed if you go ahead with this.

hazyjo

So no sofa for them to sit on?

How much will this conversion cost? Rough estimate for an attached double garage, £15-30k for something habitable? That's going to be an awful lot of rent to cover that cost, and may even devalue your home rather than add value.

As above, agree it won't work as lodger's accommodation anyway.

sheramber

Your lodger is an excluded occupier

Your lodger is likely to be an excluded occupier if:

• they live in your home
• you or a member of your family share a kitchen, bathroom or living room with them

In this case, you only have to give them ‘reasonable notice’ to end the letting - and you will not have to go to court to evict them.

Reasonable notice usually means the length of the rental payment period. For example, if rent is paid monthly, you should give one month’s notice.

Your lodger has basic protection

Your lodger is likely to be an occupier with basic protection if:

• they live in your home
• they do not share any living space with you or your family

If your lodger will not leave when you ask them, you’ll need to get a court order to evict them.

The charity Shelter has advice on excluded occupiers and occupiers with basic protection.

https://www.gov.uk/rent-room-in-your-home/your-lodgers-tenancy-type

itssmallstuff

hazyjo said:

So no sofa for them to sit on?

How much will this conversion cost? Rough estimate for an attached double garage, £15-30k for something habitable? That's going to be an awful lot of rent to cover that cost, and may even devalue your home rather than add value.

As above, agree it won't work as lodger's accommodation anyway.

Cost of conversation - it's certainly going to be 20-30k. Greater London location. Rent 500-650 pcm. It will take 4years to recover the investment. 
Sofa - there will room for a 2 seat sofa in their bed room. 
Kitchen - I'm just not confident to allow access to main kitchen in the house, however this may change once we know the lodger better. 

Irrespective of kitchen and other things, is it even a wise investment?

itssmallstuff

itssmallstuff said:

hazyjo said:

So no sofa for them to sit on?

How much will this conversion cost? Rough estimate for an attached double garage, £15-30k for something habitable? That's going to be an awful lot of rent to cover that cost, and may even devalue your home rather than add value.

As above, agree it won't work as lodger's accommodation anyway.

Cost of conversation - it's certainly going to be 20-30k. Greater London location. Rent 500-650 pcm. It will take 4years to recover the investment. 
Sofa - there will room for a 2 seat sofa in their bed room. 
Kitchen - I'm just not confident to allow access to main kitchen in the house, however this may change once we know the lodger better. 

Irrespective of kitchen and other things, is it even a wise investment?

About property valuation - I did invite a local estate agent around. Their view was,big it's a 1bed self contained annex, rentals would be ~800-900. For a studio-~600-700.
Current valuation of property - 375k. After garage conversion - ~425-430k