Pinching the Garage -effect on house value?

[Vass]

It has one, the missus refuses to carry her washing round the side, she wants a door inside from the kitchen, heh women eh ?

[Richard Conway]

That's what I meant - a door between the garage and the kitchen but a proper external type door as opposed to an internal one IYSWIM

[Vass]

That would be ok then? cool, if thats the answer and no inspectors needed or plans or council involvement

then I'll do just that and a stud partition in the garage as a 'temporary' option to future buyers thanks

[Christian McArdle]

However, if you decide not to tell them, at least do it to spec so there are no issues if the partition is removed. There must be a step down (or a barrier) from the kitchen to contain petrol fumes (something like 15 or

20cm, IIRC). The door doesn't need to be external. However, it DOES need to be a fire door. Also, either the frame or door must have intumescent strips to seal in the smoke (or alternatively, obscenely large door stops on the frame).

Such a door is a selling point even if the buyers prefer you to remove the stud partition.

Christian.

[Roger]

The message from "Vass" contains these words:

AIUI if you want a connecting door between house and garage the door must be a fire door and there must be at least a 4" step down into the garage. Should you want to physically separate any utility room from the remainder of the garage the wall has to have a certain fire resistance which would rule out a simple stud wall.

I can't see any reason off hand why a utility room has to be treated as a habitable room but regulations fatty 2 jags has a hand in are not renowned for reason. :-)

[Lobster]

I would ask a local estate agent [ "I'm thinking of selling...(!) ] and see what they reckon; the effect on house value may be very area-dependent and you may get a good steer on this from an agent.

One point to consider is, is there off-road parking for a car on a drive? That's almost as important I'd suggest; if you lose the garage and have no off-road parking, that would be a major downer for buyers IMHO.

david

[Christian McArdle]

I don't believe so. A normal stud wall with 2 layers of 12.5mm plasterboard should be OK, AIUI.

Christian.

[Chris Hodges]

I'm sure I'm not the only one on this NG who "needs" a garage, but not for keeping a car in. We actually considered a house where they'd done this ("store room...up and over door"). It didn't put us off. The fact that the rest of the house wasn't up to much did though.

[John Rumm]

If you call 25mm obscenely large that is...

[Christian McArdle]

Yep. I do. It offends my aesthetic sense. ;-)

Christian.

[zikkimalambo]

Wheras we wouldn't have cared. Garage wasn't at all high on our shopping list (though shed(s) or space therefore was) For everyone that must have a garage there will be another who is more interested in (for instance) size of master bedroom/overall floor area/utility Room/Working Chimney/"Nice" Kitchen?etc,etc.

Go ahead and put it in if it suits your use of the building, others can either rip it out, pr pass by.

[Vass]

Yes 2 spaces in front of the garage :-) yellow lines on the road :(

[Richard Faulkner]

In message , [e-mail] writes

E The original question asked if it would affect the value of the house.

There is no doubt that a house with a "garage", which cannot be used as a garage will have a negative impact on a typical buyers perception of value.

[John Rumm]

Agreed. I would have thought if you are going to convert it, then do it completely - replace the door with a wall/window etc, insulate to modern specs and provide permenent access to the room(s) from inside the house.

An extra reception room and utility may add value over a garrage if there is already ample off street parking.

[<me9]

As long as it is a self closing (1/2hour) fire door, and there is a 150mm step down to the utilityroom/garage.

[Chris Hodges]

One house on our "maybe" list would need this undoing if we moved in!

Chris

[Vass]

Thanks to all for your input on this one Just one more thing, Is there a limit to the width I can have this door between the Kitchen and the Utility room? Wanting to keep as much Kitchen wall space as possible thanks again

[John Rumm]

As in the smallest door size? - usually about 2'6" I think...

[<me9]

The bog and bathroom are 2'3" wide here. (The doors, that is.)