AIBU - garage conversion for Airbnb income?

[lovetoomuchfood]

We were going to convert our garage into living space for us but I suddenly thought... what about making income from airbnb!?

We're 20 mins on public transport from 3 cities with loads to do, plus there is a National Park 10 minutes drive away, the beach 20 minutes drive away so good location I think? We also have spare parking.

It will be a very mini airbnb but the photo is to scale (the bed bit is on a mezzanine). There wont be any garden space.

Just being greedy or a good money earner? Anyone any advice/wisdom!

Personally, I would want the space for myself and my family to use, and I would never, ever want strangers staying in my home.

Go for it! (Love your username!)
There might not be too much demand for the next six months, but I think life will resume by June.
Just need to find your audience, no old people or families... probs singles or young couples, so would take that into account when decorating.

It could invalidate your house insurance, make sure you declare the income too. Airbnb share data with HMRC

You need to weigh up whether the rental income will be worth the costs you'll incur. If it has its own entrance then the conversion will need planning permission as a separate dwelling and will enter its own council tax band which you'll pay on top of your existing charge. It might not repay itself for a long time so it's worth doing as much research as you can.

You will also consider the building regs to make a garage into a 'habitual space'

Is there a market for holiday rentals? If you’re somewhere like Cornwall I could see it working, but 20 mins between 3 northern cities probably not.

I also personally wouldn’t book an air bnb in someone’s garage - would only ever want a whole house.

I can remember going away for a very special wedding anniversary and finding that my DH had booked us into someone’s converted garage. I got as far as opening the door and refused to set foot in it. It was right next to a vey busy noisy road, was very cramped awful. We turned round and drove home I left some very frank reviews about the so called bijou cottage

Sounds like a great idea! If you could somehow give it a separate entrance that would be even better so they can come and go without disturbing you.

I think it's a good idea. You can also use it as extra space for your family when you need to e.g. if you've got family coming to stay make sure it's not booked up etc. I'd do it!

It may not need separate council tax if it's on the deeds along with the house.

Be aware that an annex may be liable for additional council tax and factor that into your costings.

I don’t think you’ll have much uptake unless you live near a major city or tourist attraction. Do you live near a train station? That might help. But honestly I know a few people who do Airbnb and the only ones who make good consistent earnings are ones who can rent their whole place, or live in an area that is really stunning. A random room in a residential area doesn’t do very well unless it’s in a city and you’re undercutting local hotels

She literally said she lives close to three cities.

So does it have a separate external entrance away from your house? I assume yes but may have missed it on the plan.
I think it’s a good idea in theory but you should do research of what other Airbnbs in your area charge, even though it’s got a kitchen/bathroom etc the size can really have an impact on price. Also maybe do some noise tests (from both inside your house and the garage) - you might get customers who blast music or the telly in the early hours so don’t want that to impact you, and equally if they can hear your every move that might be impactful too.

Just being greedy

This.

I think it sounds like a brilliant idea and one I have thought of. We have a detached double garage which, if converted could have it's own patch of garden with a sea view. We live right on the coast in a popular tourist area. I would tot up the expense of converting it, vs the possible income you could generate from it and see if it would be worthwhile.

You’ve seriously underestimated the space you need for the spiral staircase. To be legal it will be bigger than you’ve drawn it there. They take up more space than you think! Have you allowed depth for insulating the walls? The outside walls will need to be insulated. Where’s the door to the wet room? You’ll cut down space in the room if it opens inwards, and it’ll clash with the stairs if it opens outwards.

It’ll definitely need building regs and in my area at least, planning permission as well. There might also be council tax implications. Also check with your home insurance that you’re still covered while letting it out; you might need some additional or specialist insurance.

Isn’t there a rule about meeting two doors in between a kitchen and bathroom in a rental property?

Needing not meeting

@sheleg sorry I should have been clearer. By major city I mean somewhere like London or somewhere touristy like Edinburgh - OP didn’t specify. 3 cities could be anywhere. Though I accept I am a thicko in my answer

Ok a quick google says you no longer need two doors but still I don’t think the toilet next to the kitchen is very appealing

You also need to leave space for a boiler if it’s going to have its own heating and hot water supply; or if it’s going to be on the house heating, you might need a new boiler to support the additional radiators. Costs for this sort of thing are always greater than you imagine.

It looks a tiny space- very cramped.

Have you considered all that would be required for a conversion?
We looked into turning our garage into another bedroom, but costs were going to be very high.
Also what additional storage do you have in the house?
We rely on garage storage space heavily.

I converted my garage into extra living space. It was an internal garage with workshop attached.
I didn’t need planning just building regs and it is not separately taxable for community charge as it doesn’t have its own kitchen. It has its own front door a lobby into the main living area and then a small shower room and toilet. It then has a door to the utility room which connects to the rest of the house. The heating is from the house boiler and the water comes off the house supply. I did need to add a large pump for the heating but the boiler can handle the two extra radiator. I could have put a power shower in but spent a bit extra adding the shower to the main boiler as well as power showers are not great. The electricity is also on the house supply and it is not hard to add an extra ring to the consumer unit. I did put in a new unit as mine was old but if yours is quite new it probably won’t be needed.

Mine is slightly larger as the living space is 5X4 metres plus lobby and small corridor with bathroom off of it.