‘Smallest house in Britain’ inside GARAGE is so tiny passersby might miss it & it’s hitting market for astonishing price

Virgin Money estimates that converting your garage into an en-suite bedroom could add 20% to the value of your home.

Given that the average garage conversion costs around £6,000 it is a cost-effective way of increasing your living space.

Unlike an extension, you don’t need to pay for laying new foundations or building new walls. And, your garage may also already have power, meaning conversions can be quite cheap.

While the average price may be around £6,000, according to the Homeowners Alliance, this cost could increase though if there are structural changes, plumbing needed or utilities to be added.

The other factors that can affect the cost of your garage conversion include:

• Whether the foundations need to be reinforced.
• If the walls, floors or roof need to be repaired. It may be cheaper to demolish your garage and start again if it is in a particularly bad state of repair.
• If the ceiling height needs to be raised – you need around 2.2-2.4m of headroom once the floor is 15cm above the external ground level.
• If you use an architect or designer.
• Planning applications.
• Whether you need to use a structural engineer.

Do I need planning permission to convert my garage?

Most garage conversions can be completed under permitted development rights, particularly if you aren’t planning to alter the structure of the building. But you should check that there are no planning conditions attached to the garage – for example that it has to remain as parking. You can do this by checking the deeds of the property.

If you are converting a detached garage, then you may have to apply for a change of use.

The Homeowners Alliance recommends that you check with your local planning authority to make sure your garage conversion falls within permitted development.

If your home is listed or you live in a conservation area, then it is highly likely that you will need planning permission before you can convert your garage. In this scenario, it may be best to have an informal meeting with your local planning officer before you submit your application.

Building regulations for garage conversions

A garage conversion classes as a ‘change of use’ so it will require building regulations approval.

• To comply with building regulations your garage conversion must:
• Be structurally sound
• Have a damp-proof course
• Include wall, floor and loft insulation so it is energy efficient
• Have had all electrics safety tested
• Be moisture proofed, with good ventilation
• Have been fire-proofed and have escape routes
• Because your project will need building regulations approval, you need to notify your local council before you begin work by submitting a building notice or full plans application – depending on whether you need planning permission or not.

Once the garage conversion is finished a building inspector will come to check windows, doors, fireproofing measures and foundations before issuing a certificate of completion.

Key works when converting a garage

The main works involved when converting a garage include:

1. Making sure the walls and roof are sound.
2. Floor slab – the existing floor may need to be levelled, damp-proofed and insulated.
3. Infilling the door – Most garage conversions simply brick up the garage door.
4. Wall insulation.
5. Roof insulation.
6. Windows & doors.
7. Heating and electrics.

DIY garage conversion

It is possible to plan and convert your garage yourself. This could be a good option if you only have a small budget and are a pretty skilled DIY-er. Just be aware that your work will be checked by a buildings control officer and if it doesn’t comply with building regulations you will have to put it right at your own expense.

Converting a detached garage

If your garage is detached it could be a bigger job than converting an integrated garage. For a start, you will have to apply for change of use with your local planning authority.

You will also need to factor in extra costs such as enhancing the foundations, which may not be strong enough for what you are planning. You may also have to consider costs such as bringing power and plumbing out to the building.

For further advice on whether you can modify your detached garage, you may wish to get the help of an architect.