conversions Garage
Many garages end up becoming little more than zones where clutter and dust accumulate. If that sounds familiar, then it could be that your own garage is a prime space for conversion. As well as adding square footage to your home, a garage conversion has the potential to add value too — as much as 15%, according to Portico*.typically, a conversion can be completed in a shorter time frame than building an extension. Plus, the construction work involved doesn’t tend to be as intrusive on the rest of your living space. From design considerations to all the regs, we lay out what you need to know.
WHY CONVERT YOUR GARAGE?
Whether your home’s garage is integral or detached, converting it into habitable accommodation is one of the speediest routes to boosting living space.you’re gaining living space from the existing footprint of the garage without having to build a new structure from scratch, as you would for an extension. Plus, a garage conversion won’t gobble up precious garden space. This type of project is often received more favourably by the planners, too, as they usually involve fewer alterations to the exterior of the house.
As you’re working with the existing structure you won’t necessarily need to dig out new footings. It is always worth getting the existing footings checked out though, especially if you want to build a second storey on top of the garage at a later date — brush up on the Building Regs and read the advice on foundations from Andy Stevens on page 103.
“If you’re working with an attached garage, removing the dividing walls can add a significant amount of space to the most lived-in areas of your home,” says Sabatino Torchitti, head of quality in Building Regulations at architectural practice Resi. Carrying out a garage conversion makes good sense if you’re undertaking a larger house remodel at the same time. That way, you can rejig the floorplan to establish a layout that flows from one zone to the next. Be aware though, that tapping a wall and hearing a hollow sound isn’t necessarily proof that it’s not loadbearing. If you’re unsure, it’s worth bringing in a structural engineer to check.
Before charging ahead, there’s still numerous considerations to factor in, especially if the scheme is to deliver the results you want. “You’ll need to consider how the garage is constructed and what you want to use it for,” says Jude Tugman, managing director at Architect Your Home. “These criteria will impact on the cost of the conversion. Increasing your home’s usable floor area will always boost its cash value, but you should think about how the extra space will improve your lifestyle too. Do you want more light, a quiet study, a utility area or an extra bedroom?” Additionally, if you’re doing away with your main storage space for bikes and tools, you’ll need to work out where these items can be moved to.
DESIGN IDEAS
There’s an abundance of possibilities. With the rise of home working in the post-covid 19 world, a study or office might be the perfect fit. If you have young children, a separate playroom for toys and games might be a better use of the space. Typically, a single garage serves up around 15m2 of space, while a double garage offers around 30m2. The latter lends itself beautifully to guest accommodation, complete with a bedroom and en suite.
If you have a bigger budget, you could kit your garage out as a plush home gym or even a cinema room. If you’re thinking of selling in the future consider the resale value of what you convert your garage into. A room without natural light, for example, might put some buyers off.
PLANNING PERMISSION
According to Resi, only about 10% of garage conversions require formal permission. For most projects the bulk of the work is internal, give or take the addition of windows, a door and potentially a new strip foundation if you are blocking or bricking up the main garage door. These alterations are likely to fall under Permitted Development (PD), particularly if the garage is attached.
Consent is more likely to be required for detached garages, especially if you plan on creating an annexe to provide supplementary accommodation. If the garage was built after the house then check with your local authority to make sure your property’s PD
rights haven’t already been used. Always touch base with your local authority before diving in. For peace of mind, you can obtain a Lawful Development Certificate to cover any alterations you undertake.
If you plan to make significant changes to the exterior, such as altering the roof line or adding a bay window, it’s more likely that planning permission will be needed. Likewise, if you live in a conservation area or your home is listed, you will need to obtain consent from the relevant bodies before going ahead.
It’s also worth checking the title deeds of your property to see if there are any covenants stipulating that the garage be retained as a space for parking. Such conditions are sometimes enacted to maintain the design of the property and the overall appearance of the street scene, or, in urban areas they can be put in place to prevent extra congestion from roadside parking. In some cases, this type of covenant becomes obsolete after a certain number of years has passed. If that is not the case, you can apply for consent to have the condition removed.
BUILDING REGULATIONS CONSIDERATIONS
As a garage conversion involves a change of use, it will need to adhere to the stipulations laid out in the Building Regulations. “You’ll have to bring the insulation and ventilation up to standard, and possibly the foundations, too. It’s important to bring in a professional – an architect, structural engineer or builder – to make an assessment, rather than going ahead with the project on a DIY basis,” says Mike Taylor, director at Taylor + Co Architects.
The Regs concern various aspects of the build including the thermal performance of windows and doors, ventilation, fire safety, acoustics and thermal performance [See ‘5 things to consider’ on page 105]. Any electrical or plumbing work carried out will need to comply with the standards, too. Fire safety is vital, so an additional means of escape may need to be incorporated. If you’re replacing the main garage door with a smaller entrance or window at the front anyway, you’ll need to ensure it meets the criteria for an escape route.
For uncomplicated schemes, submitting a building notice to the local authority notifying them of the works may be enough. For projects that are more involved, however, structural plans will need to be submitted as part of a full-plans application. The local building control department will then monitor your build’s progress at various stages to make sure it is being implemented as planned, and issue a completion certificate at the end providing the work is up to scratch.
COSTS
Various factors will affect the overall cost of your conversion, from the condition of the existing structure to the fit-out spec and level of finish. If the foundations, walls or roof are in questionable condition before works get started, the cost of putting them right could potentially result in a bigger outlay than you budgeted for.
As a minimum, it’s worth setting aside at least £1,000/m2 for the conversion. This price includes construction, plus the design, planning, Building Regs and a structural engineer’s costs, but not finishes and furniture. This could easily rise to between £1,500 and £2,000/m2 depending on the level of work and the finish you choose.
“For a single garage conversion, you’ll need to budget around £20,000, with some variation due to your choice of materials and fittings,” says Rob Wood, managing director at Simply Extend. “For a double garage, that figure would be more like £30,000.” Of course, there are caveats for all these prices. Project costs will vary depending on structural changes, utilities and plumbing, which can push prices up (and if your project is in London you should always expect to pay at the top end of the range). A final tailored quote would also take into account waterproofing, insulation and the integration of the conversion with the rest of your property.