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    garage conversions

    anyone had one done? we have been quoted 6 grand which seems reasonable. also would u leave builders to it alone or would u stay in the house whilst work was done? i dont want to leave them to it (ie get them to do it whilst we are on holiday for 2 weeks) but hubby says im being paranoid.

    what say ye?

    22 Comments

    Supermod

    You are being paranoid. It is their job so it is best to just leave them to it. If I ever have someone in doing a job for me I let them get on with it. I feel that me standing over them will not be doing anyone any favours.

    Original Poster

    magicjay1986;7359827

    You are being paranoid. It is their job so it is best to just leave them … You are being paranoid. It is their job so it is best to just leave them to it. If I ever have someone in doing a job for me I let them get on with it. I feel that me standing over them will not be doing anyone any favours.



    not standing over them. will get on with stuff in house. do school runs go shops etc but will be coming and going and not saying..see ya later we arent gonna be in for 2 weeks so do what u will.

    Supermod

    magicbeans;7359847

    not standing over them. will get on with stuff in house. do school runs … not standing over them. will get on with stuff in house. do school runs go shops etc but will be coming and going and not saying..see ya later we arent gonna be in for 2 weeks so do what u will.



    I would trust them as long as they are local reputable builders. I think you have been watching too many "Rogue Trader" programs in ITV!

    Original Poster

    magicjay1986;7359864

    I would trust them as long as they are local reputable builders. I think … I would trust them as long as they are local reputable builders. I think you have been watching too many "Rogue Trader" programs in ITV!



    haha.... but who knows if they are trustworthy. had a few bad experiences with builders.... but maybe im being paranoid..!:)

    Seems like a good quote but it tricky to be sure without knowing the site. You should have 10% set back though for issues and problems and get friendly with your local building control officer at the council who will be a mine of info and is also free! I would like to be on site myself in any build just to keep an eye on costs and avoid any suprises.

    I'd defo be on site, whilst our extension was being built there were numerous times when unexpected things cropped up and the builders needed a decision making there and then. Also, its wise to see some of their completed work if you can, so that you know what standard they work to.

    did they come recomended or from the phone book ?

    Banned

    magicbeans;7359876

    anyone had one done? we have been quoted 6 grand which seems reasonable. … anyone had one done? we have been quoted 6 grand which seems reasonable. also would u leave builders to it alone or would u stay in the house whilst work was done? i dont want to leave them to it (ie get them to do it whilst we are on holiday for 2 weeks) but hubby says im being paranoid.what say ye?haha.... but who knows if they are trustworthy. had a few bad experiences with builders.... but maybe im being paranoid..!:)



    £6K seems a good figure, but it all depends on what they are quoting to do.

    If you want it done quickly, then appoint a builder to oversee. If you want to cut cost, YOU oversee everything.

    Ive just done ours. The prices ranged for pretty basic spec, from £16K to £23K, so I'd be very suspicious of £6K.

    The materials alone for my job was over that figure!!!

    PS - make sure you sort out Building Regs. You'll have problems selling the house if you don't!

    Main thing to check is that foundations are deep enough. Only way to know that is to be there.
    Is still a lot of money. Building control can help. What size is it going to be. You may need planning permision.

    Banned

    mrtootough;7360470

    Main thing to check is that foundations are deep enough. Only way to know … Main thing to check is that foundations are deep enough. Only way to know that is to be there.Is still a lot of money. Building control can help. What size is it going to be. You may need planning permision.



    Building control will want the "opening" to be dug to see how deep the existing are. Mine unfortunately wasn't deep enough. (The walls either side went down a metre before the building foundations started... and they expected the foundation to be the same as this! Never gonna happen. We got round it by using a concrete Lintel.)

    Have to say, the front of the conversion was actually relatively not a lot of money. The builder wasted a 1/2 day with the aborted dig. Then one evening with my help to fit the lintel, Then a day and a half to brick the front and fit the window. (He employed a brickie for this.) Total cost for that inc labour was probably

    DG White UPVC Window 1.75m x 1m £300
    Lintel £60
    Sand and Cement £60
    Bricks £300
    Brickie £250
    my Builder £200
    Insulation and ties £40
    Inner wall bricks £40

    So just under £1200 - which was about one tenth of the total cost for me on the project.

    Seems cheap to me tbh but all depends on materials which are used could be a Idear to check some of the builders past work .

    & I whouldnt go away if your having work done I'm in the trade alot of small things can come up so it's best if the customers about

    Banned

    hard to say if £6K is cheap when you havent even stated what the garage is being converted to

    Original Poster

    sorry....went for a nap with my 3 yr old!! :oops:

    Original Poster

    renown;7360130

    did they come recomended or from the phone book ?


    off the net! hubby did it.... so i dunn which one..will post it when i findn out which one it is.

    guv;7360151

    £6K seems a good figure, but it all depends on what they are quoting to … £6K seems a good figure, but it all depends on what they are quoting to do. If you want it done quickly, then appoint a builder to oversee. If you want to cut cost, YOU oversee everything.Ive just done ours. The prices ranged for pretty basic spec, from £16K to £23K, so I'd be very suspicious of £6K.The materials alone for my job was over that figure!!!PS - make sure you sort out Building Regs. You'll have problems selling the house if you don't!


    wow thats not cheap..and other things seem to start around 8k minimum. so its a bit odd right? should get others in and see what they quote...
    csiman;7360877

    hard to say if £6K is cheap when you havent even stated what the garage … hard to say if £6K is cheap when you havent even stated what the garage is being converted to



    small garage to a living room... im really not keen on getting it done...but husband has a bee in hs bonnet about it. we are prob gonna move in like 4 years so why make such a big investment. but hes like no no no we will make money back...surely garages are selling points? i dunno??!!

    Banned

    magicbeans;7361144

    off the net! hubby did it.... so i dunn which one..will post it when i … off the net! hubby did it.... so i dunn which one..will post it when i findn out which one it is.wow thats not cheap..and other things seem to start around 8k minimum. so its a bit odd right? should get others in and see what they quote...small garage to a living room... im really not keen on getting it done...but husband has a bee in hs bonnet about it. we are prob gonna move in like 4 years so why make such a big investment. but hes like no no no we will make money back...surely garages are selling points? i dunno??!!


    Are they knocking the existing garage down, building all walls up again, fitting windows, new pitched roof, dry lining, insulating, new plasterwork and flooring and heating

    if so, 6k is amazingly cheap. On the other hand if they are just plastering the walls and fitting a window, then its amazingly expensive.

    Banned

    magicbeans;7361144

    wow thats not cheap..and other things seem to start around 8k minimum. so … wow thats not cheap..and other things seem to start around 8k minimum. so its a bit odd right? should get others in and see what they quote...



    You should get at least 3 quotes.

    csiman;7361265

    Are they knocking the existing garage down, building all walls up again, … Are they knocking the existing garage down, building all walls up again, fitting windows, new pitched roof, dry lining, insulating, new plasterwork and flooring and heatingif so, 6k is amazingly cheap. On the other hand if they are just plastering the walls and fitting a window, then its amazingly expensive.



    Unfortunately, things are never as simple as building a wall and a bit of plastering.

    Will the room have lighting and electrics? New ring main? Will it have heating? Will the floor level be the right height and already damp coursed? Any doors required? New ceilings? Insulation in the ceilings? etc etc etc

    Materials aren't cheep and nor is labour. £6K is an exceptionally cheap quote.

    Banned

    A garage, particularly a double, will almost always add value – as much as 15 per cent in a busy urban area. The desirability of garages often makes it a mistake, if adding value is your goal, to convert a garage into living space.

    buyassociation.co.uk/hom…tml

    Banned

    csiman;7361359

    A garage, particularly a double, will almost always add value – as much a … A garage, particularly a double, will almost always add value – as much as 15 per cent in a busy urban area.[U][B] The desirability of garages often makes it a mistake, if adding value is your goal, to convert a garage into living space.



    I've never heard that said and to be honest I'd argue its completely untrue. In my road, no one uses their garage for their car. Its used as a room or storage. As long as you still have parking space off road, a good conversion WILL add value.

    Original Poster

    csiman;7361265

    Are they knocking the existing garage down, building all walls up again, … Are they knocking the existing garage down, building all walls up again, fitting windows, new pitched roof, dry lining, insulating, new plasterwork and flooring and heatingif so, 6k is amazingly cheap. On the other hand if they are just plastering the walls and fitting a window, then its amazingly expensive.



    hmm its knocking a wall down where the stairs run along....and its a small single garage. ceiling and cement floor. with insulation. window. new door from garage to kitchen. move the gas plumbings (not the box/meter...thats transcos job for like 700 quid) move electirc fuse box and put new one in. knock out the under store area as its crap access and make it all funky with shelves and downlights. paint the whole thing as well. isnt it a lot of work for 6 grand and also will take blooming ages!

    Original Poster

    sorry csiman..baby brain here.... ur saying it wont add value.

    As to whether a garage or an extra reception room will add value, it might be worth asking a local estate agent, as they will know which is preferred in your area and by your target market when you come to sell.

    Original Poster

    Tintern1981;7361802

    As to whether a garage or an extra reception room will add value, it … As to whether a garage or an extra reception room will add value, it might be worth asking a local estate agent, as they will know which is preferred in your area and by your target market when you come to sell.



    thanks
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