Garage conversions
The conversion of a garage into a habitable room in most cases requires Building Regulation consent. While most people now use their garage for storage, rather than housing their vehicle, converting it into a useful room could improve the way you use the existing house as well as add value to the property, and it can provide a relatively cheap way of extending your living space. Things to consider;
Design issues
You should consider the following:
Access: How will you get into the new room?
Have you got or can you put a doorway through to the garage from the house?
Storage: Will you have enough parking space and/or storage if you convert your garage? Converting a garage is popular and relatively low-cost way to increase the living space in your home, compared to building an extension.
Fit for purpose:
Is there enough room in your garage to provide the accommodation that you require or would you be better extending the property? This is likely to require separate consent
Materials:
Is your existing garage built from an unusual construction? For example, prefabricated panels, concrete frame etc. These may require a substantial amount of work cost to upgrade to a habitable
Planning permission and garage conversions
Most garage conversions can be completed under permitted development rights, particularly if you are not planning to alter the structure but you should check that there are no planning conditions attached to the garage, particularly if you live in a new build property, listed building or Conservation Area. For some properties, the right to convert a garage has been removed. This might be because the council has wanted to retain parking areas to prevent street parking or because of the aesthetics of the street frontage. If you change the structure or size of the garage you will need to check with your council as it may fall outside of permitted development rights. If you are converting a detached garage, then you will have to apply for a ‘change of use’, so it will need building regulations approval.
Building regulations for garage conversions
All garage conversions will need building regulations approval. To comply with building regulations your garage conversion must:
- Be structurally sound
- Have a damp-proof course
- Have energy efficient wall, floor and ceiling insulation
- Have had all electrics safety tested
- Be moisture proofed, with good ventilation
- Have been fire-proofed and have escape routes. Your local authority building control team will check that the correct doors and windows have been used, that the right drainage is in place and that all of the structural elements are suitable for the room you have created.
Your local authority building control team will also check the following:
Foundations
One of the main areas of concern will be the type of foundation that is in place on your current garage. In most cases, it is too shallow for the additional weight of a new wall, window or door where the garage door used to be. If the conversion is to be double height, the foundations need to be even deeper. The builder will need to dig out new foundations and you may have to engage a structural engineer to ensure the new foundations are correct.
Thermal proofing
A garage isn’t made to be warm and cosy, and in fact, ventilation and airflow are important in a garage so it will be draughty too. You don’t want your new room to be like this at all. The floors, walls and roof of your garage will need to be insulated and improved to ensure that you meet the minimum requirements for energy efficiency inside your new room. These rules also cover the windows and doors that are used.
Structural changes
As part of the conversion you may choose to change the line of the roof or install new windows, doors, entrances or walls – both inside and out. If any of these affect the overall structure of the space, it will need to be approved first.
Ventilation
Any new habitable rooms will need adequate ventilation for health reasons. This is achieved by providing an opening window at least 1/20th of the floor area of the room. The windows should have a trickle vent in the frame with a clear opening of at least 0.33m2. The dimensions of the window should be at least 450mm x 450 mm.
Drainage
If your conversion is going to have a bathroom or toilet you will need to ensure that you have good access to drainage and that sewers are correctly used. You might also find that the garage has been built over existing drains. Your household plans may give you some insight into this. A well-designed and constructed garage conversion can provide useful extra space and add value to your property. A poorly thought-out conversion however, can reduce your property’s value and in some cases compromise your safety and the structural integrity of your home. It is important to ensure that you plan your garage conversion carefully and get the work carried out by an experienced contractor.
