Will demolishing leaky old freestanding garage help or hurt property value?

Oakeshott

I have a bit of a dilemma with the freestanding garage on the property we just bought. 

Basically it’s an ugly, leaky old asbestos filled thing that’s also gone a bit wonky due to some dodgy foundations (it was a DIY job). I don’t know whether to repair the roof (I most likely would end up getting a roofer in because it’s awkward to work on) as a stop gap for a couple of years until we can afford a proper integrated garage, or just get it demolished now to save myself the headache. 

Problem is we’ll be remortgaging in 18 months time and I don’t know if demolishing it now would positively or negatively affect the value? 

On the one hand, I’d be losing a garage, but on the other I’d be getting rid of a major liability (i.e., it could collapse, and the asbestos is a danger) and gaining some garden space. What do you guys think—leave it, fix it or demolish it? 

FaceHead

When remortgaging the bank are unlikely to do a physical valuation - they'll probably just apply house price inflation to the previous valuation, or use their model. They therefore won't know the garage has vanished. 

If demolished, when would you do with the space? I'd keep it until I'm ready to replace it, probably by slapping some flashbanding or similar over the leaky roof spots. 

Bendy_House

I can't see it having any effect on valuation at all. So I'd make the decision purely on existing usefulness of the garage versus how soon you wish to get stuck into the extended garden.

Doozergirl

Bendy_House said:

I can't see it having any effect on valuation at all. So I'd make the decision purely on existing usefulness of the garage versus how soon you wish to get stuck into the extended garden.

I agree.  The presence of a garage isn't the deciding factor on value, it's the quality of it.  If it's unusable for any valuable purpose, is structurally unstable and  has asbestos that is suffering then it's a liability not an asset.  

These days, I think what people really want is decent, dry storage space rather than garaging for car, so that space could be anywhere in the garden.  

kazwookie

Get rid of the garage, but be aware you will need a specialist contractor to do it, if it has asbestos in it, as it all has to be double bagged etc to meet local authorities rules.

Are you sure it is asbestos and not something that looks like it?

https://www.hse.gov.uk/asbestos/licensing/non-licensed-work.htm

badmemory

I was wondering if it would effect planning permission if you knock it down & don't rebuild straight away.  I suspect the roof may have asbestos so I would quite like the roof gone/replaced but definitely not the garage.  Also is there any way I can check myself if the roof does have asbestos?

Doozergirl

badmemory said:

I was wondering if it would effect planning permission if you knock it down & don't rebuild straight away.  I suspect the roof may have asbestos so I would quite like the roof gone/replaced but definitely not the garage.  Also is there any way I can check myself if the roof does have asbestos?

You most likely have permitted development rights to build something larger as long as it isn't in front of the house?  

There are other design caveats, but the principal of a new garage is acceptable for most people.  

GDB2222

 "I’d be getting rid of a major liability (i.e., it could collapse"

Clearly, if it’s in imminent danger of collapsing, you have no choice but to demolish it straight away. Before somebody  gets hurt! 

On the other hand, you may have been just a bit dramatic here, in order to get the response that you clearly rather want to hear.  None of us have seen this structure, so we can only respond to what you write. So, do you want an honest opinion, or one that you have biased towards your own mind set?

Oakeshott

FaceHead said:

If demolished, when would you do with the space? I'd keep it until I'm ready to replace it, probably by slapping some flashbanding or similar over the leaky roof spots. 

I’d probably just make it into additional patio space, although I am tempted to do a stop gap repair on it. I just don’t know how to go about it. It’s awkward to work on because one side butts up on the neighbour’s house and the roof wouldn’t be safe to climb on. 

I need to clean it and put bitumen or flashbanding on the overlaps. I just don’t know how! 

Here’s a pic… 

Section62

Oakeshott said:

On the one hand, I’d be losing a garage, but on the other I’d be getting rid of a major liability (i.e., it could collapse, and the asbestos is a danger) and gaining some garden space. What do you guys think—leave it, fix it or demolish it? 

Subject to it not being at immediate risk of collapse, and subject to the material being asbestos cement not AIB, then I would leave it as is if your plan is to do something more permanent within a couple of years.

If not, then check the planning situation before demolishing it - there's no guarantee you will have PD rights for what you want to build, and that does depend on exactly what your "integrated garage" will consist of.  Having an existing structure you will demolish as part of the plans gives you something to trade off with the planners (i.e. in terms of volume and square metreage) if you need planning consent and they are 'difficult' over what you want to build.

theoretica

Oakeshott said:

I need to clean it and put bitumen or flashbanding on the overlaps. I just don’t know how! 

Do check if it is asbestos first - cleaning asbestos cement should have special precautions.