Converting garage to bedroom in IP - worth it?

Hey everyone,

I'm thinking about converting the lock up garage of my Logan IP into a 4th bedroom, and installing a car port in front of the garage door.

Currently the house has 3 bedrooms and 2 bathrooms.

I'm expecting maybe a $20/wk rent increase, and equity from this - maybe $50k-$80k? (Would these figures be realistic for a slightly above average Logan suburb?)

Do you think this would be a worthwhile conversion? If yes, what are the things I need to watch out for?

 

Things to consider, alternative parking space ( doesn't need to be covered ), cost ( less than 11500 doesn't need council approval....fact check anyone? ).

Covered carport may increase to the point where council approval required.

Evaluate rent and capital value increase carefully. An ensuited room may be hugely beneficial..

 

Thanks @boganfromlogan. Do you mean reliable alternative parking space apart from the carport to be installed (e.g. in case the family has 2+ cars)? I'll check out the off street parking situation.

 

If covered, you will need council approval.
Obviously if just parking in the driveway no approval needed.

 

Yes, I am looking for a fact check on this.

Builder and insurance is $3k

There are a couple of things to check off ( fact check ), there is a dollar amount where it's OK (11500?) but there are 'subject to' things as well. The garage needs to be house level, and needs to be not subject to flood.

In BCC for under house council approval required, in Logan self certification from building inspector OK, if cost low enough ( ie 11500?).

BUT if u change plumbing. Whole new thing.

I also agree u can't trust my advice, so I was looking for fact checker.

 

A converted garage may actually reduce the property value. A friend bought a house with a garage converted into an extra bedroom at about 10% discount versus similar houses in the area and has now been trying to convert it back into a garage due to carport being inadequate for 2 cars.

 

Really? In Logan we can't afford that type of thinking.

Funnily, Logan routinely accepts non approved historical building works, cos so much was ' lost' during amalgamation!! Or flooding or some other catastrophe.

 

Whoaaaa......only in the mcmansions of Carindale!!

quite reasonable to go from 3 to 4 bedrooms.

If u already have spread and 15 cars don't do it, but in parts of Logan it's a good idea.

In BCC granny put in a home, in Logan we look after granny in the spacious 6x3 bedroom. Big enough for granny ABD the oxygen bottle.

 

Garage is class 10B under the NCC, which means it is designed for non-habitable use. When you convert to habitable space then you need to get Council approval for change of use.

garage may don't have big enough window (5% of floor area), height, insulation and may pose fire safety risk.

50-80k capital gain, i dont think so, because future buyers building inspector will exactly know that it is unapproved use, noise tenant can annoy neighbour and council can investigate this as well.

 

BS

 

Just to clarify a building inspection is required by a qualified inspector. There is a value under which u can do it without council approval ( please fact check .... is it $11500).

When LCC gets involved is plumbing.

of course the rules might have changed.

 

you nailed it .. he did buy in Carindale!

 

When we converted our double garage to a family/rumpus room we did it very simply. There were two roller doors with a pillar between them. We simply bricked up about a metre (new house so easy to match bricks) then had custom made windows to fit above the brickwork. The garage was already lined.

It would be very simple to remove the windows and bricks and re-install doors.

 

Yes, the ultimate authority...

 

Fluidbuilding approvals.com.au

Might be able to help. Seems like if u do it urself under 11k u don't need owner builder, but need insurance if over 3k.

 

Thanks all. I think I'll start with appraisals with agents first, to make sure the value increase will be worth it, then if yes, ring council to ask about approval. I may not need the equity in the short term but this might be a worthwhile project for the right time.

 

Better off rejigging the internal config and creating a 4th bed (if possible). For $20, i wouldn't bother converting a garage.