Converting detached garage to granny annex to let out
Discussion
Thinking of converting my current useless garage full of rubbish with a leaky roof into a granny annex and fencing off part of my garden (which is in excess of 30m) so that I will have a granny annex to let out.
The granny annex would ideally be like a modern 2 bed apartment with it's own garden/entrance et al - I'd estimate it to bring in circa 750 PCM after all is said and done which would in essence cover my mortgage.
Garage has electric in it already but not connected to water mains (toilet?), alas apart from permission to do this from the local council is there anything I haven't thought of that could scupper the plans?
Have budgeted £20k for the basicsto be built and connected to mains, I will install the rest such as kitchen, bathroom and flooring inside etc
The granny annex would ideally be like a modern 2 bed apartment with it's own garden/entrance et al - I'd estimate it to bring in circa 750 PCM after all is said and done which would in essence cover my mortgage.
Garage has electric in it already but not connected to water mains (toilet?), alas apart from permission to do this from the local council is there anything I haven't thought of that could scupper the plans?
Have budgeted £20k for the basicsto be built and connected to mains, I will install the rest such as kitchen, bathroom and flooring inside etc
kOi12 said:
...apart from permission to do this from the local council is there anything I haven't thought of that could scupper the plans?
Remember that you need both Planning and Building Regulations approval; often neither are as straightforward a you might hope.How big is the existing garage, and what is its structure?
20k seems super optimistic, especially if you need foundations. If not doing it yourself I wouldn't mind betting double that!
If you don't own your home outright you'll likely need permission from your mortgage provider (though it sounds like this will add value, they may not be willing to continue to lend on it).
If you ever sell you could struggle for buyers as an annex adds a layer of complexity (two council tax even if empty for instance, lack of mortgage providers).
If you don't own your home outright you'll likely need permission from your mortgage provider (though it sounds like this will add value, they may not be willing to continue to lend on it).
If you ever sell you could struggle for buyers as an annex adds a layer of complexity (two council tax even if empty for instance, lack of mortgage providers).
If you do anything to make the 'annex' a standalone residence, you'll be in for a world of pain...
A true annex needs to still remain part of the main residence - and as soon as you start separating gardens, adding full bathrooms and complete cooking / kitchen facilities, the problems will start (from a council and planning perspective). Also from your mortgage company and insurance, no doubt...
We took our annex (its actually above the double garage, not the garage itself) pretty much as far as we could do, but stopped short of having independent supplies for water / electric (so these are still dependent on the main house), the annex has no garden split off, and the path to it is also the side path to the main house. Also we didn't install a proper oven, hob, laundry facilities etc.
Have a think about your target market - if its someone who will want an AST then I don't think you'll get there. If it is to rent out on AirBnB, you may be OK.
A true annex needs to still remain part of the main residence - and as soon as you start separating gardens, adding full bathrooms and complete cooking / kitchen facilities, the problems will start (from a council and planning perspective). Also from your mortgage company and insurance, no doubt...
We took our annex (its actually above the double garage, not the garage itself) pretty much as far as we could do, but stopped short of having independent supplies for water / electric (so these are still dependent on the main house), the annex has no garden split off, and the path to it is also the side path to the main house. Also we didn't install a proper oven, hob, laundry facilities etc.
Have a think about your target market - if its someone who will want an AST then I don't think you'll get there. If it is to rent out on AirBnB, you may be OK.
Neighbours are doing it as I type, double garage, 5.5m x 5.5m.
3/4 converted into a self contained bedroom....
1/4 converted into shower room
1/2 converted into bedroom with bifold doors into garden.
1/4 will be garage storage space
Full Celotex insulation floor, walls, ceiling.
Full stud frame
Full plumbing for shower, toilet, basin. Self control container little cheap elec water heater for tap
Leaving garage doors & ceiling one.
Raising ceiling height, fully insulated, electric rads, etc... £50k.
3/4 converted into a self contained bedroom....
1/4 converted into shower room
1/2 converted into bedroom with bifold doors into garden.
1/4 will be garage storage space
Full Celotex insulation floor, walls, ceiling.
Full stud frame
Full plumbing for shower, toilet, basin. Self control container little cheap elec water heater for tap
Leaving garage doors & ceiling one.
Raising ceiling height, fully insulated, electric rads, etc... £50k.
Edited by Andehh on Monday 15th January 18:18
Andehh said:
Neighbours are doing it as I type, double garage, 5.5m x 5.5m.
3/4 converted into a self contained bedroom....
1/4 converted into shower room
1/2 converted into bedroom with bifold doors into garden.
1/4 will be garage storage space
Full Celotex insulation floor, walls, ceiling.
Full stud frame
Full plumbing for shower, toilet, basin. Self control container little cheap elec water heater for tap
Leaving garage doors & ceiling one.
Raising ceiling height, fully insulated, electric rads, etc... £50k.
Double the budget then approx. as I can do most of it just not foundations, structure and roofing... I am able to finish off the rest myself but thinking along the lines in regards to mortgage think my plans are scuppered somewhat... damn! 3/4 converted into a self contained bedroom....
1/4 converted into shower room
1/2 converted into bedroom with bifold doors into garden.
1/4 will be garage storage space
Full Celotex insulation floor, walls, ceiling.
Full stud frame
Full plumbing for shower, toilet, basin. Self control container little cheap elec water heater for tap
Leaving garage doors & ceiling one.
Raising ceiling height, fully insulated, electric rads, etc... £50k.
Edited by Andehh on Monday 15th January 18:18
timetex said:
Have a think about your target market - if its someone who will want an AST then I don't think you'll get there. If it is to rent out on AirBnB, you may be OK.
Electrics and mains will be supplied from my house still, why do you think an AST would not want it? I live in London and if rent is £300 cheaper inclusive of all bills I do not see why it would fail to let? It would go like hot cake?Council tax is not an issue for me but the mortgage aspect may well be!
kOi12 said:
Double the budget then approx. as I can do most of it just not foundations, structure and roofing... I am able to finish off the rest myself but thinking along the lines in regards to mortgage think my plans are scuppered somewhat... damn!
Apologies & they arn't going it to an uber spec either, only for their 17 year old son to stay in! kOi12 said:
London
Bummer.You've got particular problems, then. See Tonker's post, above!
Due to high property values (and at risk of being called racist), every
, Rackmanite and chancer inside the M25 has been cramming their garage full of illegal immigrants and hot-bunking Eastern Europeans, so the London Planning Authorities take a very strict view of such conversions, at present... they don't like setting precedents that the less scrupulous can follow.Expect very close scrutiny and resistance throughout the process.
5m x 7m. (35m2) is below the minimum area set by the Nationally Described Space Standards for a one bedroom bedsit, never mind a two bedroom apartment.
Edited by Equus on Tuesday 16th January 17:37
CubanPete said:
Think about having a utility room, and the option for a 'temporary' cooker or hob.
The annexe and council tax is a pita. When we bought our house the council decided our utility room was a second kitchen and it took a deal of work to get it undone.
20k is well optimistic...
Out of interest, how does the council even find this out?The annexe and council tax is a pita. When we bought our house the council decided our utility room was a second kitchen and it took a deal of work to get it undone.
20k is well optimistic...
King Herald said:
I always had the idea that mine would make a nice grandpa flat when I got fed up of welding and stuff inside it, and I fear that time may be approaching.
I thought a nice bright UPVC bay window where the wooden doors are, a small bathroom fitted, kitchen maybe.
UPVC window and kitchen would not require any permission by the looks of it. Its the toilet aspect that bothers people !I thought a nice bright UPVC bay window where the wooden doors are, a small bathroom fitted, kitchen maybe.
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