Converting a garage - is it worth it? (merged threads)

MattyNeth

Would converting my garage into an extra room (e.g. bedroom with ensuite) have a detrimental effect on the value of my house?

We are currently a 3 bed detached with attached garage. We also have room for 2 cars in front of the house on the drive.

Would we need planning permission? I realise we will need to get building regs involved

g33za

most definately you would need permission call your local council planning dept and speak to them they are usually very helpful. In addition yes it would add value. But that would be relative to your local area etc

Ted_Hutchinson

Previous thread on Conversion of Garage the question of planning permission was dealt with here.

mexicanwaver

It's unlikely to have a detrimental effect on the value of the property. Infact, it may add value. But bear in mind that non-standard features can often put-off a large proportion of potential buyers. So you may achieve a high price for the property, but it may take longer to sell (waiting for the right buyer).

I'm not a building expert, but I'd say that a garage conversion is likely to require PP. A lot of building work can be considered a "grey area", so it's usually best to clarify it with the authorities. Otherwise, you could find real problems if you come to sell your property.

If you phone your local Planning Dept at the Council, they should be more than happy to answer all your questions and give you accurate answers. My local Planning Dept (Flintshire) were most friendly and helpful.

NinaM

I converted my integral garage to another bedroom. It was relatively cheap (£9k) and all that was needed was building regulations agreement, not planning consent. Tell the builder what you intend to use the room for as this can impact on the type of windows needed (e.g. escape window for a bedroom). My garage conversion was very painless and well worth it. Let's face it, who uses their garage for anything other than a dumping ground?

weekendwarrior

In a lot of cases converting a garage to a bedroom will definately have a bad effect on the price of the property. I would suggest looking in the local area and looking at the value of 4 bedroom houses compared to 3 bedroom houses with a garage.

Don't you think the builders would build 4 bedroom houses with no garages if they could get more money than for a 3 bedroom with a garage? Lots of people don't like downstairs bedrooms either.

MattyNeth

thanks for the feedback. Our house is currently worth 225k, and the 4 beds on the estate are going for 270k with integrals garages.

Difficult one to weigh up. Say 10k for the conversion to produce a coverted 4 bed with no garage. Should still make money on it though.....

NinaM

weekendwarrior wrote:

Don't you think the builders would build 4 bedroom houses with no garages if they could get more money than for a 3 bedroom with a garage? Lots of people don't like downstairs bedrooms either.

Builders do build four bedroom houses, but the cost of moving from a three to four bedroom house was certainly going to be more expensive than £9k.

People in bungalows and ground floor flats like downstairs bedrooms.

YorkshireBoy

I converted mine 5 years ago. The outside of property looks no different so no planning permission was required - only "Building Notice" from the local authority at £100+vat.

I didn't do it to make money, but to give my 2 boys (with 7 years age difference) separate rooms. It was designed to be "put-back" to a garage over a couple of weekends should we ever decide to.

As to cost (and if these figures are different to earlier posts I have made on this subject I apologise) I think it was just over £2K (including fitted furniture and carpet), but I did most of the work myself. I only employed a builder for the "knock-through" and the skimming of the plasterboard which I'd fitted.

The LA building inspector made 2 or 3 visits before signing off, and advised me on fire escapes, smoke detectors, fire retardant barrier between new bedroom and what was left of garage (both in the room and above in the loft space), and ventilation requirements.

All this was done with the knowledge of my mortgage providers and buildings/contents insurers who agreed in writing that the risk of cover was the same as before and as such no increase in premium would be payable.

As to value, I'm not sure whether it'll make a change or not. As I say, I didn't do it for financial reasons and we'll find out if it makes a difference when/if we sell it. At least I can give the buyer a choice of layout.

Finally, if going down this route you must ensure you keep all paperwork and most importantly the "Building Notice Certificate". It will be required by the buyers solicitor/lender when you sell the property.

squirrelz

NinaM wrote:

Builders do build four bedroom houses..

Yeah, but how many build 4 bedroom homes with no garage?

NinaM wrote:

People in bungalows and ground floor flats like downstairs bedrooms.

.. but for different reasons. People buy bungalows so they don't have to go up and down stairs, and ground floor flats are usually cheaper.

NinaM wrote:

Let's face it, who uses their garage for anything other than a dumping ground?

And without that garage, where would they dump all that stuff?

I'm not deliberately picking on just your comments, but they're the ones I personally disagree with.

We were house hunting a couple of years back and disregarded anything without a garage, or space to build a garage. Other people might not.

If you have room for a large sturdy shed, you may recapture the potential buyers that just need a storage area, but anyone who wants to put their car in the garage will go elsewhere.

in_my_wellies

We converted our 'junk store' garage two years ago. Now it's a luxury 'junk store' study.