Existing old garage: Reclad & upgrade, or knock and rebuild?

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majiktripp

47 posts

Geek

#1672303 16-Nov-2016 19:19

Bung:
majiktripp:

Nope, not asbestos.

Unless that cladding is oil tempered hardboard (unlikely), it looks like fibre cement. Unless the garage is late 80s it will contain asbestos.

Close-up of the cladding material from within the garage, I'm hoping thats not asbestos, it didnt even occur to me...

Any ideas based on the image?

majiktripp

47 posts

Geek

#1672304 16-Nov-2016 19:21

MikeAqua:

How much of this can you do yourself?

Do you know what sort of condition the framing is in?

All the re-cladding is easy enough to do if the framing is in good nick. Fitting a steel roof is a piece of cake too. But it can be challenging to find a supplier who doesn't insist on doing the installation.

I have some basic DIY capability, but recladding might be a bit beyond my skill level...

Was also considering throwing a job listing up on builderscrack and seeing what kind of numbers tradies would come back with for an upgrade covering the list of points from my initial post.

majiktripp

47 posts

Geek

#1672305 16-Nov-2016 19:25

tukapa1:

I've just had a new sectional coloursteel auto door installed, to replace an old single roller door. It cost $1911 installed, but was part of a home show special where they did the motor (Dominator GDO-9) opening unit for free.

Cladding won't be cheap, depending on what you use. We are having our house reclad in the next month in palliside weatherboard. It's costing $20k to have the old cladding removed and disposed of, insulation installed and new cladding installed. That's on a 95 sq mtr rectangle box. You might need consents depending on your council.

We are also re-roofing our house and garage and that is costing $18k. That's for coloursteel. House 95 sq mtr and garage about 30 sq mtr.

Lining you can do yourself easy enough and if you're doing that you can also do the insulation yourself at the same time. Cost of materials plus time.

If you are wanting new aluminium windows allow about $1000 for an average size window, although you will only need single glazing so would be a bit cheaper than that. We have replaced all of our windows/sliding doors with new double glazed aluminium joinery and it cost $20k for the whole house installed.

Workbenches and guttering - do it yourself.

Carpet - depending on what you want. Could be cheap or if you want something you can drive on who knows.

What about electrical??

Good question about electrical, this is something I've already had done.

I wanted to get a dryer (we were expecting a baby at the time) to help with the laundry, so thought best place is the garage as will save some space in the house.

It's been reconnected and certified, with a sub-board / RCD installed, so has electricity at the moment.

froob

692 posts

Ultimate Geek

Lifetime subscriber

#1672332 16-Nov-2016 19:39

majiktripp:

Close-up of the cladding material from within the garage, I'm hoping thats not asbestos, it didnt even occur to me...

Any ideas based on the image?

The only way to be sure is to have a piece tested. But, it looks just like the asbestos fibre cement we had removed from our garage... Do you know when the garage was built?

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mattwnz

20147 posts

Uber Geek

#1672333 16-Nov-2016 19:43

As per my initial post, I thought it looks like asbestos, and your closeup pics also look like it could be. The garage looks to be 50's-70's. If it isn't asbesto, it will usually have some printing on the board saying it isn't. You would need it tested, and as it is broken and in that condition, I would be concerned, as it looks like there could be dust. It looks like you are going to have to do something if anyway if it proves to be, due to the damage to it. A bit of a pity you didn't get it done a few years ago as it is now expensive to get asbestos removed due to new regulations.

majiktripp

47 posts

Geek

#1672336 16-Nov-2016 19:50

froob:

majiktripp:

Close-up of the cladding material from within the garage, I'm hoping thats not asbestos, it didnt even occur to me...

Any ideas based on the image?

The only way to be sure is to have a piece tested. But, it looks just like the asbestos fibre cement we had removed from our garage... Do you know when the garage was built?

From some quick googling and comparison, it looks fairly definitive that its asbestos...

Side-by-side with image from Google;

I'll have to get it tested as you say, better to know for certain.

mattwnz

20147 posts

Uber Geek

#1672337 16-Nov-2016 19:50

UHD:

The shed looks pretty close to your boundary fence so depending on your council regulations you may need a consent to rebuild a new garage in the same place. Just another potential cost to factor in.

That is a good point. I think garages can be built closer than a dwelling in most areas, but if it is going to be used for other things, and not be a garage, it may struggle. The council and looking at the district plan should help. In my area for example, in my area I can't build any closer than 1.5 metres from the boundary. Although you can go to the council to try to get a resource consent to build closer, but you usually need your neighbours permission who will be seen as an affected party. So in someways it is better and less hassle to repair. I personally probably would. But it usually has to be like for like materials and size. I recall one of these grand design programs where they thought if they just retained a single wall, they didn't need to get a consent for building an entire new house, as it would be considered a refurbishment. Luckily the council saw through that one. My advice though is to speak to council before doing anything, as they are very helpful.

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mattwnz

20147 posts

Uber Geek

#1672339 16-Nov-2016 19:54

majiktripp:

I'll have to get it tested as you say, better to know for certain.

When you purchased the property, didn't your building inspector pick that up and note it?

PhantomNVD

2619 posts

Uber Geek
Inactive user

#1672341 16-Nov-2016 19:57

The "threads" sticking out the edges are the asbestos fibres, definitely asbestos so $$$$$ the replace repair cost just went up about $10-15K.

majiktripp

47 posts

Geek

#1672342 16-Nov-2016 19:58

mattwnz:

majiktripp:

I'll have to get it tested as you say, better to know for certain.

When you purchased the property, didn't your building inspector pick that up and note it?

Nope, didnt appear they did;

GARAGE

The garage appears to be an original fibrolite structure with a lean-to carport on the western side. The carport structure may not be permitted. Purchasers should check Council file records. A single galvanised tilt door is installed to the garage. The floor is a sectional poured concrete slab and the garage is internally lined with hardboard and soft board ceilings have been added to line the facility. Generally the structure is ageing but remains functional. The roof is ageing and some early stages of decay were noted to the fascia board. The carport does not have fascia boards installed. Guttering to the carport and garage is in PVC and appears to run to a storm water connection although the writer is unsure whether it is formally connected to a public storm water system.

froob

692 posts

Ultimate Geek

Lifetime subscriber

#1672343 16-Nov-2016 20:01

You weren't to know, but fibrolite is a brand name of old fibre cement products, typically with asbestos.

Edit: See here for example: http://www.renovate.org.nz/art-deco/walls-and-cladding/wall-cladding-original-details/

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majiktripp

47 posts

Geek

#1691465 17-Dec-2016 16:24

Well, quick update.

It is indeed asbestos lined cement board, confirmed via a testing facility, chrysolite and amosite variety to be precise.

My wife has a contact via her work that deals with hazardous materials / land contamination, so may be able to put is in touch with some removal people.

Will see what the pricing is going to be like for removal and disposal...

Thanks all for your advice / input to date.

tukapa1

725 posts

Ultimate Geek

#1691548 17-Dec-2016 21:37

majiktripp:

Well, quick update.

It is indeed asbestos lined cement board, confirmed via a testing facility, chrysolite and amosite variety to be precise.

My wife has a contact via her work that deals with hazardous materials / land contamination, so may be able to put is in touch with some removal people.

Will see what the pricing is going to be like for removal and disposal...

Thanks all for your advice / input to date.

We were given an estimate of $6-10k for our 95 square metre shack.

Ring a few removal places and see if they will dispose of it for a fee then do the removal yourself.

A roll or two of polythene, overalls and mask - happy days.

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