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212 posts

Master Geek
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# 173277 17-May-2015 20:35
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Hi there,

We are looking to turning a garage into two bedrooms. Has anyone got experience with this and what sort of costs. I wish to do everything legit and permited by Auckland Council.
I visited council and he looked at plans of the house and could not see any issues for going ahead with the project.

It is Cross leased property with neighbours approval.
We would add a door in the lounge which then feed down to garage. A windows will be installed both ends.






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831 posts

Ultimate Geek
+1 received by user: 204


  # 1306857 17-May-2015 20:54
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Depends on the value of the work

All other building applications 

http://www.aucklandcouncil.govt.nz/EN/ratesbuildingproperty/consents/Documents/FeesBuildingResourceLim.pdf 

Description, Fixed fee, Processing deposit, Inspection deposit, Total deposit
Project value up to $1,999. $430 $270 $700
Project value $2,000 to $4,999. $708 $405 $1,113
Project value $5,000 to $19,999. $1,115 $540 $1,655
Project value $20,000 to $99,999. $1,650 $675 $2,325
Project value $100,000 to $499,999. $2,402 $1,350 $3,752

44 posts

Geek
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  # 1306858 17-May-2015 20:57
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A converted garage would have to comply with the requirements for habitable rooms which would include ensuring that there is a damp proof membrane under the concrete slab (there may well be one but unless it is shown on the original drawings held by council, they may require proof). Also, the finished floor level of the new bedrooms must be 150mm above external permanent paving or 225mm mm above unprotected ground.  Other things such as floor to ceiling height and insulation must also comply to current requirements.

It would be best to have a chat with your local council, or talk with an architectural designer to see how practical it would be.

 
 
 
 


3267 posts

Uber Geek
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  # 1306872 17-May-2015 21:59
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And get the name and date of every discussion/meeting with the council.  Preferably have minutes signed, or a recording.




You can never have enough Volvos!


14818 posts

Uber Geek
+1 received by user: 2008


  # 1306896 17-May-2015 23:17
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Niel: And get the name and date of every discussion/meeting with the council.  Preferably have minutes signed, or a recording.

 

Or talk in a voice recorder / mobile. Worth the weight in gold with verbal meetings. Also a useful tool when dealing with real estate ageents. Personally this is why I prefer to deal with discussions / questions in writing so there is always written documentation.



212 posts

Master Geek
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  # 1306906 18-May-2015 06:25
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Thanks guys,

What is there is not a waterproof layer under the concrete? We know we need to raise the floor and there is enough height in the garage to meet regulation. Will record meeting with council .Say a building guy at council on Friday and he was actually quite helpful.

 

 

4123 posts

Uber Geek
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  # 1306908 18-May-2015 06:39
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If AK council are anything like the Wellington CC it will be a nightmare. Try and get a definitive list of what is required as they are good at thinking of other things you need to comply with as you go. This makes it hard to cost the project from the start.

831 posts

Ultimate Geek
+1 received by user: 204


  # 1306916 18-May-2015 07:57
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keriboi: Thanks guys,

What is there is not a waterproof layer under the concrete? We know we need to raise the floor and there is enough height in the garage to meet regulation. Will record meeting with council .Say a building guy at council on Friday and he was actually quite helpful.  


There needs to be a waterproof membrane as otherwise water wicks through the concrete and carpet / furniture will quickly rot.  Don't try to put any sealant/product to try and stop it they will all fail in time and you will be constantly battling water issues.

If you need to raise the floor anyway, I would remove the concrete and replace, then seek a consent for the conversion.  If you are physically fit (or know teenagers that are) hire a kanger, get some heavy duty bolt cutters and remove it yourself (took me a day to remove 70 m2 of 100mm concrete no steel), arrange for a truck/skip to collect it.

Rough prices assuming concrete pad isn't two big (based on my poor memory a year ago and all mine was mates rates

$300 labour (assuming two teenagers)
$150 Kanger
~$500-$1500 removal

new pad

Site prep  -compaction/gap7/membrane ~$500
Steel - $300
Concrete ~$1000
concrete placer/cutter ~ $1000

Re concreting a garage shouldn't need a consent and it will lower the total cost of the alteration in terms of the consent.

118 posts

Master Geek
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  # 1306919 18-May-2015 08:12
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Niel: And get the name and date of every discussion/meeting with the council.  Preferably have minutes signed, or a recording.


Cannot recommend this enough

Recently went through some issues with Hamilton Council and being able to produce signed minutes from previous discussions helped keep things moving in the right direction.

3169 posts

Uber Geek
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  # 1306920 18-May-2015 08:34
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Just call a builder around. They will guide you as to what you need.




Always be yourself, unless you can be Batman, then always be the Batman



6890 posts

Uber Geek
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  # 1306925 18-May-2015 08:52
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blackjack17:

Re concreting a garage shouldn't need a consent and it will lower the total cost of the alteration in terms of the consent.


Agree with your comments, but I would check this part, especially if the replacement is going to form part of a new development to the house ie form part of two new bedrooms.
I'd expect they'd be interested in that part...

44 posts

Geek
+1 received by user: 10


  # 1306976 18-May-2015 10:17
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If you have to raise the floor level to meet the requirements for floor height above ground level and have enough headroom inside for floor to ceiling height, you can lay a damp proof membrane on top of the existing slab and pour a 50mm minimum concrete topping on top.  Of course you will have to protect the bottom of the existing timber framing and make sure that the existing framing is above the minimum height above ground as well.

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