Semi detached garage - want to remove - but could do with advice re party wall etc.

Laura1742

We have a semi detached garage and want to remove our garage to enlarge space in the garden. We don't use the garage anyway. Has anyone experience of removal of a semi detached garage, in terms of cost (I know these will vary), and the Party Wall agreement - if you begin the process of this which I know will be a significant cost, can your neighbour block your attempts to remove your own garage? I have long had good relations with my neighbour however since a fall last year she has become somewhat belligerent to everyone, and I'm concerned how much she can block us doing this... any advice appreciated.

Section62

Laura1742 said:

We have a semi detached garage and want to remove our garage to enlarge space in the garden. We don't use the garage anyway. Has anyone experience of removal of a semi detached garage, in terms of cost (I know these will vary), and the Party Wall agreement - if you begin the process of this which I know will be a significant cost, can your neighbour block your attempts to remove your own garage? I have long had good relations with my neighbour however since a fall last year she has become somewhat belligerent to everyone, and I'm concerned how much she can block us doing this... any advice appreciated.

What kind of wall divides the garages, and how thick is it?  What kind of roof (pitched, flat) and material?  Are the garages attached to the houses, or standalone?

MeteredOut

Picture would definitely help here. Based on information provided, the neighbour can’t stop you doing what you want, but you will likely need a party wall agreement, and they can make that expensive.

Do you have a mortgage on the property? Removing the garage may reduce the value of your property and any mortgage provider may have a view on that. They could feasibly enforce early repayment if the decrease in value means your loan-to-value opens them up to more risk.

Silvertabby

And even after all that, you may find your property just that bit harder to sell should you decide to move in the future.  Even if it's not actually needed 
 for parking a car, it's valuable storage space.

FreeBear

Silvertabby said:  Even if it's not actually needed for parking a car, it's valuable storage space.

Have seen garages where the owner has installed very long patio/bi-fold doors and called it a "sun room". Still a useful space for storing tat'n'crap or a car.

If you are going to knock down a garage and use the space as a garden, you may need to dig out a lot of hardcore & rubble. Then import sufficient top soil to build the level up again. But if the concrete slab is to be a patio, be mindful that it probably won't have sufficient fall to allow rainwater to drain away.

Brie

I'd be cautious too if this means your back garden is open to all and sundry to wander in to when it takes their fancy.  It's nice to have the privacy.

WIAWSNB

Are these garages detached from the house?
Anyhoo, if you have the correct process of this alteration written up, which indicates how the newly-exposed garage wall will be made good - weatherproofed, etc - then you may be able to persuade your neighb to proceed without a PWA Surveyor.
Do you get on ok?

Silvertabby

FreeBear said:

Silvertabby said:  Even if it's not actually needed for parking a car, it's valuable storage space.

Have seen garages where the owner has installed very long patio/bi-fold doors and called it a "sun room". Still a useful space for storing tat'n'crap or a car.

If you are going to knock down a garage and use the space as a garden, you may need to dig out a lot of hardcore & rubble. Then import sufficient top soil to build the level up again. But if the concrete slab is to be a patio, be mindful that it probably won't have sufficient fall to allow rainwater to drain away.

Even though our estate is only 30 years old, the integral garages are just a little too snug for most modern cars.  We used to garage our car until 5 years ago, when we bought a VW T Cross (Polo on steroids) and finally threw in the towel.  

We fitted side opening hinged doors and turned the garage into a workshop/store room and now we wouldn't be without it.  Others on our estate have converted their garages to studies - which then up as dumping grounds due to lack of storage.

Laura1742

Thanks for all the advice, appreciated. Attaching photos for clarity. It's detached, no mortgage on property, the dividing wall is just a single brick thickness, don't need a lot of storage space - currently it's the lawn mower, paint tins, miracle gro - the usual stuff!. Neighbour - good relations but can be a bit obstroperous usually to workmen (hers). Idea - I think - would be to keep the dividing wall and back wall (where the shelf is) so just removing the garage up and under door wall and the wall with the french doors that previous owners put in.

Section62

Laura1742 said:

Thanks for all the advice, appreciated. Attaching photos for clarity. It's detached, no mortgage on property, the dividing wall is just a single brick thickness, don't need a lot of storage space - currently it's the lawn mower, paint tins, miracle gro - the usual stuff!. Neighbour - good relations but can be a bit obstroperous usually to workmen (hers). Idea - I think - would be to keep the dividing wall and back wall (where the shelf is) so just removing the garage up and under door wall and the wall with the french doors that previous owners put in.

The single brick dividing wall will probably need some work doing to it to give it more lateral support, but the main work will be on the roof.  In effect you'll need to pay for her garage to be re-roofed completely, although you might be able to make some savings if she agrees to re-use of some of the materials.  The tricky bit will be working out how to re-pitch the roof in a way which doesn't look silly, and is suitable for the tiles.  Unless she agrees to having a different type of roof (e.g. flat).  Personally I wouldn't agree to anything which isn't as good as what she already has.

Another possible issue is it looks like the ceiling of the garage might be asbestos insulation board (AIB) which was commonly used for garage ceilings to reduce the spread of fire.  If it is AIB then you'll need a specialist asbestos removal contractor to take it out of your own garage, and if it is the same in the neighbour's garage then that will need to go as well before the roof can be worked on.  You probably need to start by getting a sample of the ceiling tested, and if confirmed to be asbestos get quotes for the cost of removal.  If it is AIB then I'd expect the cost of asbestos removal (alone) to be in the order of £3k+.... which whould be a lot to pay to get rid of a good storage space, and only the first of several bills you'd need to pay.

TELLIT01

There's potentially an additional problem in the if the roof is effectively cut in half there will be outward pressure, toward the OPs garden and a single brick wall of that height may well not be strong enough the support the roof.  Removal of the garage isn't going to be simple.