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

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majiktripp

47 posts

Geek

#205442 13-Nov-2016 16:30

Hi all,

Looking for some advice around our garage, see images below.

I'm looking to convert / update the garage, to make it a more usable space for my family, think man cave / kids den with the option to sleep there the odd night (not a dedicated sleepout) on a sofa bed.

My question is, would it be easier / cheaper to knock the existing structure down, and rebuild completely / replace with a kitset garage and modify that?

List of what I'd like to get done;

Exterior Cladding
New Roof
Insulation
Re-gib / lining
Replace door
Replace windows (new double rear window)
Work benches
Carpet
Garage door
Guttering

So, an extensive list...

Anyone have any experience with this sort of project? What price range am I looking at?

I'm figuring, conservatively, around $12-15k, am I dreaming or does that sound about right?

Appreciate any input you have to offer.

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mattwnz

18633 posts

Uber Geek

#1670131 13-Nov-2016 16:37

Is it Asbestos sheeting? To remove that alone is expensive.

majiktripp

47 posts

Geek

#1670147 13-Nov-2016 16:49

Nope, not asbestos.

tukapa1

578 posts

Ultimate Geek

#1671601 15-Nov-2016 22:17

majiktripp:

Hi all,

Looking for some advice around our garage, see images below.

I'm looking to convert / update the garage, to make it a more usable space for my family, think man cave / kids den with the option to sleep there the odd night (not a dedicated sleepout) on a sofa bed.

My question is, would it be easier / cheaper to knock the existing structure down, and rebuild completely / replace with a kitset garage and modify that?

List of what I'd like to get done;

Exterior Cladding
New Roof
Insulation
Re-gib / lining
Replace door
Replace windows (new double rear window)
Work benches
Carpet
Garage door
Guttering
So, an extensive list...

Anyone have any experience with this sort of project? What price range am I looking at?

I'm figuring, conservatively, around $12-15k, am I dreaming or does that sound about right?

Appreciate any input you have to offer.

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??

PhantomNVD

2619 posts

Uber Geek
Inactive user

#1671625 15-Nov-2016 23:55

We just had "show house" grade drive on carpeting put into our new build double garage, was only $1,000 installed.

Saying that, the $18,000 roof quote above seems a steep price time as my 84m2 exbatch (8 years ago) cost only $5,400 to redo in coloursteel (with some roof beam replacements for damaged/rotten beam replacements too!)
While prices have surely gone up by now, triple seems a bit harsh!

Aredwood

3885 posts

Uber Geek

#1671635 16-Nov-2016 00:24

If you want to get a kitset garage they are difficult to modify the structure later. As they are engineer designed, rather than using the building code. So any structural changes have to also be engineer designed.

And new health and safety rules require scaffolding to be used when doing roof replacements. So this is a massive additional cost, and why it would have been alot cheaper 8 years ago. The workers will still turn up in 0 or 1 star ANCAP rated vehicles though. Meaning even before the scaffholding rules came in they would have been far more likely to get killed driving to your job than while doing the actual job. Hooray for rules to make the government think they are doing something useful.

mattwnz

18633 posts

Uber Geek

#1671644 16-Nov-2016 01:27

Great answer :)

tdgeek

26288 posts

Uber Geek

Trusted

Lifetime subscriber

#1671660 16-Nov-2016 07:09

Id have thought that it would be way cheaper to upgrade. Cladding, insulation etc is DIY, a fun project. Get the pros in for roof, guttering, windows, door.

UHD

655 posts

Ultimate Geek
Inactive user

#1671662 16-Nov-2016 07:19

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.

richms

25137 posts

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Trusted

Subscriber

#1671677 16-Nov-2016 08:36

I spent about 9k doing the roof on my garage. Was decramastic tiles, now its longrun zincalume. Its a 45degree pitch with a dorma window on it, and needed extensive scafolding. Reclad on it is going to be heaps, but its a conventional timber framed structure with a bit of rot in the bottom place thanks to crappy fiber cement board. Had an estimate of 60000 to build a basically identical but 2m longer garage on the lawn which is tempting but too much for me at the moment.

Richard rich.ms

Bung

4539 posts

Uber Geek

#1671689 16-Nov-2016 09:05

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.

reven

3515 posts

Uber Geek

Trusted

#1671723 16-Nov-2016 09:26

tukapa1:

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.

Who did you use for the windows? My quote came in at $55.5k for entire house, $18.5k for upstairs (9 windows), that was with "WarmWindows"

PolicyGuy

1257 posts

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ID Verified

Lifetime subscriber

#1671724 16-Nov-2016 09:27

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.

And if you re-build probably the boundary wall would need to be fire rated: so concrete block or two layers of 12.5mm Gib on each side, 'proper' foundations, etc etc

A 'refurbish' starts to look cheaper, eh!

MikeAqua

6807 posts

Uber Geek

#1671736 16-Nov-2016 09:34

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.

Mike

tukapa1

578 posts

Ultimate Geek

#1672300 16-Nov-2016 19:15

reven:

tukapa1:

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.

Who did you use for the windows? My quote came in at $55.5k for entire house, $18.5k for upstairs (9 windows), that was with "WarmWindows"

Ours was through Altherm Taranaki. It was for 13 x double glazed aluminium windows (of various sizes), 1 x 3 pane stacker double glazed sliding door, 1 x double layback bifold double glazed door and 2 x single glazed aluminium windows for the garage. All with a grey tint.

majiktripp

47 posts

Geek

#1672302 16-Nov-2016 19:17

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.

See image of distance from fence, hopefully wouldn't be an issue, at least for an upgrade. Sounds like the rebuild is more effort / money than its worth...

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