For this project we had a garage in a pretty poor state. Often a garage conversion can mean a new window, some insulation and a new door to get in, but in this instance we discovered the work was to be far more extensive!
The garage was a felted, flat roof structure attached to the house. We ascertained straight away that the felt had failed and most of the roof timbers were rotten. As we had to therefore replace the roof we decided it would be a good idea to increase the height a little bit.
When converting a garage, the local authority building control department has to be notified. They will make intermittent visits to inspect certain aspects of the work, including insulation. They will insist, amongst other things, on insulation to all external walls, roof and floor. So in this instance, gaining a bit more height in the roof was very useful. Builders tend to have moved away form felt as a waterproof covering. The two, more modern options are GRP (fibreglass) or EPDM (rubber membrane). The former is often better of there are a lot of rooflights or pipework going through the roof. The latter is more suitable if the roof structure is simpler. In this instance we went withe the rubber as there was only one skylight.
When thinking about planning a conversion, we believe adding a bathroom allows the room to be multi functional. If the client owns the property, they obviously have the freedom to come up with whatever design or usage they desire. We believe, however, in our experience, if you can make it as appealing to as many people as possible, then that will increase the value you are adding long term i.e. if it has a bathroom it can be a guest suite, gym, office, den or even Air B&B, though local authorities are now frowning upon that so keep that to yourself!
The design on this project included a small shower room across the middle which allowed us to create a bedroom/office with ensuite bathroom and a utility room to the rear. We installed lintels and door openings from the hallway to access the bedroom and one from the kitchen to access the new utility.
Most properties will have an accessible man hole cover either in the drive or the back garden. Some excavation is required to bury a 4” soil pipe to allow you to run waste water from the utility and shower room. We had nice deep drains so we were able to install conventional drainage and it was not necessary to use a macerator toilet to pump the waste out.
The shower room size was dictated by the size of the shower tray. At 800mm x 800mm that allows though space for shower at one end of the room, toilet at the other, and a wash basin in the middle opposite the door into the shower room. This is the most efficient use of space.
The main room was fairly simple in layout. We replaced the garage door with an insulated brick and block work wall and a upvc window to match the existing windows of the house. With a ask under the window, it made for a very useful office space and with the addition of a sofa bed, neat ensuite bedroom for guests. We added all the necessary electrical sockets and also added CAT 7 cabling for Internet connection (far better than Wi-Fi).
The room was lit with LED spotlights recessed into the ceiling. Theses are fire rated and being LED do not get hot like the older GU10 bulbs. They also last a lot longer. Expect 10,000 hours from an LED spotlight!
For the utility space, the client managed to source matching cabinets to the kitchen. Along with a fairly similar work top, in complemented the kitchen perfectly and each room seemed bigger because of it. When planning a utility room I think it is worth considering a few things. Firstly, make it as big a you can. You can’t have too much storage in a utility! Can you stack the washing machine and tumble drier? That can save space. Equally, if they can sit side by side, then you can have a bit more work top space. Also consider space for fridge freezers, water softeners, a second sink and as much storage as you can squeeze in!
The room we built allowed for all that and a ceiling mounted clothes drier or Sheila Maid as they are sometimes known. We built some bespoke cupboards to house the existing boiler and create extra storage space. We also put a new door out to the side of the house. This can be invaluable for accessing bins, bringing pets in or if you have babies, push chairs and prams. We went to town on the lighting as with kitchens, you can’t have too much functional lighting!
It is essential to remember that your builder must ensure regular visits from building control to inspect: drainage; insulation; any structural alterations; the foundation for the new front wall and a final sign off visit. They will also require an electrical certificate form a qualified electrician. Not just for your safety and piece of mind, but also for when you come to sell your house, you have all the correct paper work in order.
In this instance we installed electric under floor heating in the bathroom, a heated towel rail in the utility and a standard radiator in the bedroom/office.
The client was over the moon with the result. It also turned their 3 bedroom house into a four bedroom home thus adding way more value when an if they ever come to sell.
From my own experience at Hampton Court Homes London, I can also attest to the fact it is great to create a little space between you, your family and visiting guests by having a guest suite down stairs!
42 Hurst Rd, Molesey,
East Molesey KT8 9AG,
United Kingdom
Phone: +447947040890