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large garage - worth the expense?
antimony - 26/6/10 at 09:43 PM

Hi folks
I'm trying to persuade the Missus of the potential benefit of a four bay garage.
At the moment I have a single garage for the Striker and both our hard tops are on the drive. We have enough space for a 4 bay garage. I'm thinking of the oak frame, wood clad garage / car port, with 2 open car ports, 1 closed garage, one workshop and and a woodstore lean-to.
It could cost 25 - 30K if I keep the costs down. It would mean re-mortgaging to realise the capital but hopefully there would be a commensurate increase in the value of the house.
So is it worth it?
How much of a price would you put on a good garage / workshop?
Will it increase the value of the house?
Whadyathink......................................

PSpirine - 26/6/10 at 09:46 PM

I fear the responses on here might be biased.

Not sure how much a garage of that size would add in terms of property value, but I imagine it'll be substantial.

Either way, if you can afford it and have got the space, definitely do it!

StevieB - 26/6/10 at 09:48 PM

It's always nice to have the space to swing a cat in.

But, I'm not sure such a vast increase in garaging would add an equal increase in the value of your property. This of course deoends very much on your property in the first place though.

clairetoo - 26/6/10 at 09:50 PM

Warning - biased opinion coming
Go for it ! You cant have too much garage/workshop space - I do my car stuff in a 7' wide self-built lean-to

iank - 26/6/10 at 09:51 PM

I hate you, I hate you, I hate you, I hate you, I hate you, I hate you, I hate you, I hate you, I hate you, I hate you, I hate you, I hate you, I hate you.

I dream of having that much space. Doubt you'd add £30k to the value of the house BUT would make it much more attractive to most buyers unless you are making your garden into a postage stamp.

BenB - 26/6/10 at 09:51 PM

I have a sneeky feeling that most people won't pay that much extra for a quadruple garage but I'd still do it Depends how long you're going to live there for....

matt_gsxr - 26/6/10 at 09:53 PM

ask an estate agent. Around here a 4-bay garage (if in proportion to the house) would add much more than that cost.

I suspect we all think that all estate agents are scum, but they do know some stuff (our chap was actually very decent). So if you start the question, "I am thinking of selling my house in the next couple of years, do you think adding garage....."

Matt

antimony - 26/6/10 at 09:53 PM

Just to clarify, this is going to cost more than 10% of the value of the house and Mrs Antimony desperately wants a new kitchen.

blakep82 - 26/6/10 at 09:54 PM

as for whether it'll increase the value, think about who'll be buying the house. will they find a huge garage workshop type building unsightly? most likely, especially if they only have one car, and have no interest in cars other than using one to get to work and get the shopping

antimony - 26/6/10 at 09:56 PM

Good idea Matt, I'll go and ask an estate agent - even though the are considered scum of the earth.

big-vee-twin - 26/6/10 at 10:52 PM

Looking at moving at the moment, size of garage is one of the main factors we consider amonst others - love my big garage almost live in it, fully heated!

However, I think its one of those things that make a house more sellable like a new kitchen but doesnt add that much value, I would imagine you would see your money back but not much more - but what do I know.

I agree consult an agent although the two agents we had value our house - there was £50k between their prices

NigeEss - 26/6/10 at 11:00 PM

quote:
Originally posted by blakep82
as for whether it'll increase the value, think about who'll be buying the house. will they find a huge garage workshop type building unsightly? most likely, especially if they only have one car, and have no interest in cars other than using one to get to work and get the shopping


A lot of people convert garages to extra rooms so this could be seen as a huge selling point.

bj928 - 26/6/10 at 11:54 PM

i put a 4 bay garage on my last place before i sold it, didn't cost anywhere near that sort of money, think in total it cost maybe 3k, including the reinforced concrete floor, it was wood frame with shiplap, got a pro to do the roof although it was only a slopping roof, not a full on pitched one, if you do it yourself it should be reletively cheap, if your getting a builder in thats why its costing 25k+

norfolkluego - 27/6/10 at 01:41 AM

25-30K does sound a lot for a timber garage, even one of that size, would be a great selling point but (and it's a big but) don't thing it would add anything like that to the value, most potential buyers don't NEED something that big so won't pay for it, they may like it but they won't need it, big difference. Just my opinion, there again if you're building it for yourself rather than an investment go for it, if you hang around for a few years property prices will probably go up enough to get the cost back anyway and you've still got a great selling point.

v8kid - 27/6/10 at 06:01 AM

I finished something similar last summer and it is definitely worth it. The difference it makes to our comfort is astounding.

We added a 2+ bay carport on to bridge the existing garage and the house using a 12" green oak frame made from local trees. Rear and side walls are block cavity roughcast with lime cement per local planning and pitched roof is slate. Floor is A4 reinforced concrete laid to a slight fall. Total cost using a building contractor was £18k including shifting the existing boiler, boiler house, oil tank and a v large 100 year old tree!! Just coming home when it is bucketing and being able to unload the car in the dry is a boon. Next job is to knock a doorway directly between the carport and the kitchen which is why you should do the carport before the kitchen!.

I built the 6mx8m garage 10 years ago with cavity walls and pitched slate roof complete with underfloor heating coupled to the house boiler and it is a godsend. IIRC it cost me £3k then plus a few weeks of my precious time.

The only problem is I don't have a "dirty" area. For example I am building a gearbox at the moment and the place has to be spotless. Finding I need to machine/fabricate some parts to modify the box is a pain as I have to cover the benches and vac afterwards. If i was doing it again I would have a separate machine/welding area.

One thing to remember is lay plenty of ducts!! I ducted the garage to the house for the underfloor heating and electricity/phone etc but did not include drainage - a situation I remedied with the carport. Makes a significant difference when you come to sell as it is "conversion ready"

I have built a few houses in my time and green oak is not for the faint hearted. I backed up this green oak frame with 8" rsj's - no structural issues when selling then. Only costs a couple of hundred when building but can save thousands being held back from a sale price. Also get a structural design done - same argument remember you have a seriously big opening to a big area of roof and it will be windy for sure!

Cheers

David

expatkiwi - 27/6/10 at 06:18 AM

There is a place in Kent where I got mine from(its 26ft sq) timber framed.All I did was the concrete base.thats my day job anyway so it was a peice of pee. They erected it in about 5 hours as it comes it kit form and did a deal on cash. I think 4 years ago it was 3k all in. Then its up to you for wiring/plumbing. Mine takes 2 cars comfortably. As for an investment. Hell yes. both finacially and for just quality of work on the car. We had estate agent around recently and without the garage he said we would be valued at 15k less than now. woop woop

bmseven - 27/6/10 at 07:09 AM

I do some work for these guys they are not cheap but they are beautiful Oak Frame Buildings

morcus - 27/6/10 at 07:28 AM

I would think a four car garage wouldn't add as much proportionally because the average householder doesn't have four cars and you then have a massive space you'd only use if you converted and as with all things it would depend on the size and type of house and your area and all the other esoteric estate agent stuff. If investment comes a distant second to enjoyment of the thing, then do it, but don't try and tell your self its an investment first. I don't own a house, but I really don't get why some people seemed to be so obsessed with house values and the house as an investment that they completely lack self expression in their houses and see it as an investment first.

HappyFather - 27/6/10 at 08:08 AM

quote:
Originally posted by antimony
... It would mean re-mortgaging to realise the capital but ...


Sorry to go against the crowd but... If you need re-mortgaging, don't do it now. Wait for the next economical upturn and for bank interest rates/spreads to go down and do it by then. By seeing other's comments, try to get it done cheaper too.

Additionally, if the wife really wants a new kitchen, she can argue that enhances quality of life to both of you, the garage will be just to yourself. Every time after-garage you want to spend more on some kit parts, she will nag you because it should be "her turn". Might be buying a war...

Just my 2 cents...
HappyFather

ruudbeckers - 27/6/10 at 08:10 AM

If I had the place for such a garage I would start building it today. The only concern I would have is if I could afford it, not if I could get my investment back. If you buy a brand new car, you also not going to wonder if you get your money back.

cliftyhanger - 27/6/10 at 08:43 AM

I'll follow on and say that you do need to consider how it will affect the house value IF you are considering selling in the short/medium term. If in the short term, don't do it.
Now, as to cost, I would be inclined to do your homework. For 30K and a bit of effort (ie find a bricky/chippy and project manage it yourself) you could probably build a brick garage....I suspect the cheaper ones will be ideal and only cost a max of 10k all in, probably less.
And consider how much 30k will actually cost you over the mortgage lifetime

Stott - 27/6/10 at 09:50 AM

My brother in law is an estate agent and he's mentioned before that houses in my estate (2 bed semis) are 3K more if they have a garage.

So about £130k with and £127k without, just to give you an idea of which end of the market that is at.

HTH
Stott

thunderace - 27/6/10 at 09:56 AM

So is it worth it? no
How much of a price would you put on a good garage / workshop? if you buy a kit one from ebay you can remove it easy and it will cost around £5000 ,lets be honest who would want a 4 bay garage ,not a lot of people would.
Will it increase the value of the house? no it wont most people will let there mrs pic the house.and wont be willing to cash out for garages they wont need.
also remorgaging is crazzy to get a garage you will pay lods more then 30k for somthing that will be worh around 10k max when you sell
buy somthing like this from ebay

Item number: 190407363851

Item number: 180523436698

loggyboy - 27/6/10 at 10:24 AM

Build it in brick with a cavity wall so that it has distinct and obvious potential to become a granny annex. This is not only a good selling point but a possible rentable investment to any future owner/buyer.

[Edited on 27/6/10 by loggyboy]

drhunter - 27/6/10 at 11:12 AM

quote:
Originally posted by loggyboy
Build it in brick with a cavity wall so that it has distinct and obvious potential to become a granny annex. This is not only a good selling point but a possible rentable investment to any future owner/buyer.

[Edited on 27/6/10 by loggyboy]


I agree! If I was in the same position that's what I'd do. Most people won't need space for four cars (although when both myself and my brother finished uni and were living at home there were 6 cars and two motorbikes fighting for space)

I'd build the garage with space for my cars, but plan it so that the two spaces closest to the house could be easily converted into living space. That way, if/when you sell the future owner can easily have a bigger kitchen, granny flat, kids playroom etc.

On the flipside, if you plan to live there for the rest of your life then you don't need to care about the next owners

02GF74 - 28/6/10 at 09:00 AM

quote:
Originally posted by HappyFather
quote:
Originally posted by antimony
... It would mean re-mortgaging to realise the capital but ...


Sorry to go against the crowd but... If you need re-mortgaging, don't do it now. Wait for the next economical upturn and for bank interest rates/spreads to go down and do it by then. r



eh? Am I missing something? Thge interest rates are the lowest they have been ever? They will go up so if you do go ahead, get a fixed rate term as for sure they will rise.

As for doing it to increase value of property, it will be not as much as you'd like.

I have a single width long garage that can house 3 cars, a workshop but when estate agent came to value, he said peeps would do away with the garage and convert it to living space.

Advantages of garages is the insurance will be a bit less plus you don't spend ages scraping ice of the windows.

morcus - 28/6/10 at 08:26 PM

You won't have to clean the car as much either
Most dirt seems to accumulate whilst the car is stopped.

dhutch - 14/2/11 at 11:33 AM

quote:
Originally posted by bj928
i put a 4 bay garage on my last place before i sold it, didn't cost anywhere near that sort of money, think in total it cost maybe 3k, including the reinforced concrete floor, it was wood frame with shiplap, got a pro to do the roof although it was only a slopping roof, not a full on pitched one, if you do it yourself it should be reletively cheap, if your getting a builder in thats why its costing 25k+

How long ago was this?

Presumably not oak, but to be honest i would have thought a tanalised softwood would be just as suitable and long lasting.
Hopefully shortly I will have a property of my own (SHOCK 'ORRA) and a garage is about first on the list assuming I buy without.



Daniel

DavidW - 14/2/11 at 09:51 PM

I've recently had a large double garage from these people which I'm very happy with.

Regency Timber Buildings

I suspect what you're looking at could cost about half what you thinking.

David

skodaman - 14/2/11 at 10:05 PM

Tell the missus that as you spend a lot more time in the garage than in the kitchen it's a lot more important. Also tell her to think of how many fridges/freezers/bicycles and in my case three-piece suites and cofee tables she could keep in a four-car garage. In your position I'd go for it with the proviso as already said by others make it in brick with cavity walls. I'm sure it could be done for much less that 25 grand as well.

owelly - 14/2/11 at 10:40 PM

Here's my tuppence worth as I'm pondering the exact same question myself.
I have an 'oversize' single garage built onto the house but it was always my plan to build a workshop in the garden and a new garage in the yard. The garden is massive so I'm not making the garden much smaller if I build a 15'x25' workshop. If I had to compromise on the garden for a workshop, I wouldn't be able to justify it. One reason for buying the house was the big garden for the kids.
The new garage can go in the front yard which currently has parking space for about 8 cars. I can use this space (and a bit of the rockery) to build a nice garage. To build one in brick to match the house will be £10k for a 4m x 5m or £15k for the preferred 5m x 7m. I've bought this house to keep for a long time so building a big garage and workshop is a good thing for me but, and it's a big but (oo-er missus), the house is a three bedroomed, detached with scope to extend upwards and outwards should the need arise. If it was just a normal three bedder which I wasn't planning on keeping, then I wouldn't invest too much in extra garage space as most folks use the garage for storing the chest freezer, old pedal bikes and tins of hard paint.
So, does your house support the big garage area? What about the planning aspect? I'll be jumping through hoops to get permission to build anything here. Long term plans? Is the house a keeper or would you be better to buy something that you could take with you if you move.
Either way, ponder a lot and choose wisely!

[Edited on 14/2/11 by owelly]