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[tunnie]

Is the garage separate or integral?

I'd suggest if separate, will need demolishing and new, more appropriate foundations.

I don't think you'll see ROI on it TBH...

Garage not integral but connected to the house, it already mirrors the house for pitched roof. Not adding any weight, only insulating what's there. I'd be surprised if foundations need to be changed, I would need to seek specialist advice. Seen conversions on separate garages which did not need rebuilt. (Also linked to house, but not integral)

I'd reckon at about £1k to £1.5 per sq m for the extension plus probably 5-10 for the garage conversion.  so around the 50k mark at a guess

as to planning, unless you've had permitted development rights removed then as long as you are extending your original house then you should be fine.  You can go further under extended pd ( 8m) if neighbours don't object.  as to the garage, the issue will be getting the insulation values up as much as anything. then it stuffs floor height and ceiling height.  Walls are not so bad to deal with

Beware architects recommending builders - there is usually  some financial relationship between them at your expense.  far better to seek quotes and references.

if the extension is simple, draw plans yourself - you probably need more input to get building plan approval, but I'd look for support from an engineer as much as anyone else (my experience of architects is not good)

Thanks 

Yeah back handers to builders, but prof have to go with a complete solution type place.

[raywilb]

as being employed as a brickie I more or less finished off working for a joiner for the last 10yrs of my career whom specialized in doing small extensions that didn't need planning permission just building regs. mostly on old Victorian terrace houses. no drawings as such just build to whatever the client wanted. a start to finish job would take us 5 to 8wks. we got continuous jobs in the Holgate area of York where for about 2yrs we were stuck in 3 streets building extensions for different clients. it was good

[Marks DTM Calib]

Im a BCO I shudder when someone says they will project manage a job, most people cant organise trades to arrive on time when materials are on site,
I recall one house where it was plastered as thats when they were booked in, BEFORE the first fix wires and plumbing were in, everything was surface mounted,

also you need a good grasp of how it all fits together.

I am a PM and shudder when I see the work builders do (and I am sure you do at times to!) and the scheduling cockups they make.

[Marks DTM Calib]

So I have done a few extensions myself (as many will know) and to be honest, its not that hard but, you need to sit, plan and work through the stages of build so as to get sequencing and spend estimated to a reasonable level.

First you need some plans as to where you want to be when finished, I have both paid people to do these (Robin Hood in the case of the recent one) and also done them myself (really not that hard for a basic extension and plenty of guides telling you the scale and details required which is pretty minimal for planning).

If your paying somebody else to do the work then you will want full plans for the BC, if these are of a reasonable standard (again, many are pretty crap!) then they should help with tying down a builder to a better estimate (there can always be unknowns such as ground conditions requiring deeper footings etc.). If going for say a kitchen extension or bathroom (room with specific service requirements) get some plans made by a local supplier for these as it gives detail as to the optimum position for drains etc. and you can also adjust walls to get a better fit (its surprising what 100-200mm here and there can do!). Remember also that any structural items will need a structural engineers calcs.

Once you have this you can easily work out a build sequence.

What I personally hate is the way builders will cut every corner possible and do everything as quickly and easily as they can at every opportunity, a classic example is when removing external walls, they will use Ferfix (or similar) for the brick work interface rather than notching the existing brickwork which always gives thermal bridges and then allows corners to be cut by having piers for supporting steels rather than a flat continuous external wall.

Now the BCO will not see most of the bodges and bits as it will be hidden for final inspection and I am yet to see any extension build in recent years where you don't see 'naughties'

[Viral_Jim]

Is the garage separate or integral?

I'd suggest if separate, will need demolishing and new, more appropriate foundations.

I don't think you'll see ROI on it TBH...

Garage not integral but connected to the house, it already mirrors the house for pitched roof. Not adding any weight, only insulating what's there. I'd be surprised if foundations need to be changed, I would need to seek specialist advice. Seen conversions on separate garages which did not need rebuilt. (Also linked to house, but not integral)

Speaking to ROI, its worth bearing in mind that moving is not free, by the time you pay stamp, estate agents' fees, legal fees, moving costs etc, you will be comfortably the wrong side of £10k in a lot of cases. Which could get you a fair way towards your kitchen!

Regarding garage foundations, my thoughts would be that to satisfy building control you need insulation in the floor, so unless you have a step down into the garage, its likely you would have to dig out to accommodate this, or have steps up into the kitchen, which could in turn compromise ceiling height. Also, you will probably be building a wall across where the main door used to be. You will have to satisfy the BCO that the foundations under that piece of wall are sufficient to support it. Beyond that, nothing to add to what Mr Fuse has to say

[Marks DTM Calib]

Floor would need insulation (there is a requirement to step down into a garage for obvious reasons so often, unless detached, the floor is lower then the main accommodation), across the door are a number of options including an insulated timber wall (as no load above which the existing lintel would be taking) or even a full height window (maybe with plain panels at the base). Walls will be single skin (or 9 inch at best if supporting upper storey accommodation) so internal insulated stud work also required plus of course an insulated ceiling.

Lots of work to convert garages to the correct standard and they are rarely an ideal shape and size to be truly useful.

[Lizzie Zoom]

I just got an architect and a builder team together and they built mine back in the day!

[tunnie]

Thanks for all responses. 

I'll double check but I'm sure the garage floor is lower than the house floor. In fact as I type I know it is!

Regarding ROI, I estimate moving costs with stamp duty to be 20k approx.

[Viral_Jim]

Ah yes, just clocked your location.

Was thinking about stamp out here in the Northern Wastes

[tunnie]

Ah yes, just clocked your location.

Was thinking about stamp out here in the Northern Wastes

Yup. £15-20k just in stamps. Tax man must have a big collection of them. 

Factor in some quotes I've heard for £3-5k for a full pack and move service, as can't exactly move with a transit any more, then legal fee's, survey, etc. Could be looking at cracking £30k quite easily.

[STEMO]

Thanks for all responses. 

I'll double check but I'm sure the garage floor is lower than the house floor. In fact as I type I know it is!

Regarding ROI, I estimate moving costs with stamp duty to be 20k approx.

Of course the floor is lower. As Mark said, it's got to be to stop fumes and fuel getting into your home.

[TheBoy]

Speaking to ROI, its worth bearing in mind that moving is not free, by the time you pay stamp, estate agents' fees, legal fees, moving costs etc, you will be comfortably the wrong side of £10k in a lot of cases. Which could get you a fair way towards your kitchen!

I'm not disagreeing, but I'm guessing tunnie feels his current house is too small, dunno why, maybe being married to a good Catholic girl means a large family in on its way.  Now I've not been to his house, but would suggest that he may be able to make the downstairs more acceptable, the upstairs might start to feel cramped. Its not like there was lost space downstairs due to integral garage.

I also think future buyers will feel this as well, hence not adding significant value.  And the loss of a garage on a 4(?) bed house will definitely impact price.

If the house is simply too small, maybe it is worth putting the money towards moving.

On the other hand, it might be the perfect location, in the perfect neighbourhood, and for whatever reason the downstairs layout simply isn't working...  ...but given its a fairly modern house, the latter might be unusual.

[Doctor Gollum]

Thanks for all responses. 

I'll double check but I'm sure the garage floor is lower than the house floor. In fact as I type I know it is!

Regarding ROI, I estimate moving costs with stamp duty to be 20k approx.

Of course the floor is lower. As Mark said, it's got to be to stop fumes and fuel getting into your home.

Nlot to mention water... its below the dpc

[Doctor Gollum]

Also don't forget to factor in having one or two rugrats in tbe house while the work is done... noise/dust/general upheaval, not being able use the drive/disruption to neighbours etc...

If you want more garden, filling the existing space with an extension is a very false economy... as you'll have to sell with significantly reduced outside space,as suggested you'll not make any money on it as big family houses need outside space.

Buy a cheap 6x3m gazebo and put it where you want the extension. This will allow you to visualise just how much space you will lose.

In short, costs aren't always financial. Here's an example of what you could be looking at...

http://www.rightmove.co.uk/property-for-sale/property-33503247.html

Probably a similar ballpark once you've built the extension,  then sold at a loss once you realise, the hard way, that the garden isn't large enough for two kids and you miss not having a garage.

[tunnie]

Speaking to ROI, its worth bearing in mind that moving is not free, by the time you pay stamp, estate agents' fees, legal fees, moving costs etc, you will be comfortably the wrong side of £10k in a lot of cases. Which could get you a fair way towards your kitchen!

I'm not disagreeing, but I'm guessing tunnie feels his current house is too small, dunno why, maybe being married to a good Catholic girl means a large family in on its way.  Now I've not been to his house, but would suggest that he may be able to make the downstairs more acceptable, the upstairs might start to feel cramped. Its not like there was lost space downstairs due to integral garage.

I also think future buyers will feel this as well, hence not adding significant value.  And the loss of a garage on a 4(?) bed house will definitely impact price.

If the house is simply too small, maybe it is worth putting the money towards moving.

On the other hand, it might be the perfect location, in the perfect neighbourhood, and for whatever reason the downstairs layout simply isn't working...  ...but given its a fairly modern house, the latter might be unusual.

Not so sure, there are 4&5 bed houses in our Close, which never came with a garage. Mine is however, the only one with a garage. One house in the Close is on the market currently, it's end of terrace, so not detached, no garage, less garden than me and yet it's on for 35% more than I paid for my house 3 years ago. If it sells at that price is another matter, hence watching that to see what happens. I am thinking of moving in 2-3 maybe even 4 years down the line, but just getting options together.

The house is in the perfect location, we can walk into town, within 10 mins, so much is on my doorstep. Today it was only 40 mins to work, don't really want to move much further out but for larger house that's what is required. What will impact things is schools, if we find we are in a good catchment area, it would mean staying. We can also walk to a couple of them, so no need to drive. MrsT also likes fact she can just walk everywhere, not have to drive for everything.

My old boss wanted to upgrade, but due to schools he could only look at houses on 2 streets, due to his requirements. 

So upgrading what we have is an option.