What do you think about converting a garage?

[Twohootsandapumpkin]

Have a 3 storey, 3 bed townhouse. Thinking about converting our garage into a large kitchen diner (would encompass the very small bedroom on the ground floor into it to give more space and would have double doors out to garden at dining space area etc). Would end up being about 9.5' x 20'. We'd also intended to keep a small portion of the garage as a storage space for bikes/washing machine etc (about 9.5'x 7'). The current kitchen (which is on the first floor), would then become a bedroom but would be next to the living room. It would, however, provide a much larger 3rd bedroom than currently and would only really be used as a guest room and play room for DD).

What do you think? We haven't gone much further than think about it at the moment but I did ask a few estate agents (and a surveyor I know) their opinions and two said yes sounds OK but one said don't get rid of your garage they are too sought after. Our drive is big and fits about 4 cars on it! (and you can't get a family size car in our garage anyway?). We figured costs of around £25k (in North East) but haven't really done the sums. It certainly would improve the living space for us but not sure if it would put potential buyers off a)having kitchen downstairs from living room b)having no garage c)having potential 3rd bdroom next to living room.

I know this is all a jumble but if anyone hasn't lost the will to live I'd love your opinions (nice ones only though ).

I think it sounds really good.

I love converting stuff with houses.

I've converted my loft and extended my kitchen to encompass an outbuilding.

It is SO worth it!

I can't see it being a problem having kitchen and living room on separate floors, as you'll just eat in teh kitchen won't you? You won't be carrying plates of food up and down stairs.

If you've still got somewhere to park your car, don't worry about the garage.

Can't see problem having 3rd bed next to living room at all.

Go for it!

I have a similar ish house and we've thought about doing this too. If you are keeping some storage space and you have room for four cars I don't see that it would be a problem when you come to sell. Had an architect round to discuss ideas with us and he said because we've got off street parking and could keep some of the garage for storage it would be fine.

Interested to see what others think. Only thing is, we've got kitchen on the ground floor and I have to warn you it is a pain in the bum being on a different level to the sitting room. But we are planning to make the kitchen much bigger, so your kitchen diner should work. Do you have a downstairs loo as well? If you are going to be on the ground floor a lot it really helps with children.

We also have our third bedroom on the first floor, next to the sitting room. Doesn't seem to be a problem when these houses come up for sale, they go quite quickly.

I've seen lots of people do it and in my useless opinion, it never looks right, it always looks like a garage thats been converted. We keep our cars in the garage and all the bulk bought food and toilet rolls and its great. I love my garage and wouldn't be without it. But that is just my useless opinion and I won't stand in your way .

We converted our garage and now its a very smart fourth bedroom with luxury en-suite with a utility/office that all connects up to the kitchen.Its fab because its like our own annexe downstairs while all the kids are upstairs!I would definately recommend it.

Thanks for the replies . I do think it would be a good idea just hope, if and when, we come to sell others think so too. Failed to mention it has river frontage so the kitchen (which is currently on the back of the house and no view) will be moved downstairs to the front of the house overlooking the river (the double doors/diner bit will overlook the river).

Edam we do have a loo downstairs but don't have one on the first floor which means it is a bit of a pain for anyone staying over as they would have to go up or downstairs for the loo/bathroom? The room (present kitchen) is about 9' square so there wouldn't really be room for a toilet/ensuite.

We don't live in the house at the moment but would love to move back to it, however it is currently too small as it is so that's why we came up with these plans. The addition of a larger bedroom/playroom and proper kitchen/diner would make a big difference in my op! We can't extend out at all because of planning restrictions - river frontage means they are v, v tight on keeping everything looking the same (which also means all the houses are pretty much the same which the estate agents have said is not a great selling point when 2 or 3 are up together). So the only option to amend/give more space is to juggle around inside but we would still need planning permission.

Will just have to dash downstairs for wine/tea when commercial breaks are on TV!!

Frumpy am ignoring your comments ! I do know what you mean but because of the above restrictions we'd have to keep the existing garage door (this would be the storage area) but it would be closed off/sealed off for heating efficiency etc so couldn't be used - but would still look like the garage from the outside. I have seen some houses though, that when the garage is bricked up it actually looks more 'even' sided IYKWIM.

Anyone else - it's a lot of dosh and work for it not to be a good idea....

It wouldn't bother me having a third bedroom next to the living room as long as it didn't open straight into the living room so if you have a hallway that would be fine.

I would prefer a kitchen on the ground floor as then I didn't have to lug bags of shopping upstairs. I am not too bothered about a garage but it might put dh off a bit as he would love one to put all his motorbikes in etc.

But before you do anything I would get busy with some paper & scissors. Draw an accurate to scale layout of the proposed floor plan - don't foget to mark the radiators, door & windows. Then again lots of little squares (again accurate) for the kitchen units, dining table, dining chairs etc. Play about with the squares of paper as it will give you a good visual impression of how much space you have to play with. Remember that things like chairs may be pushed under the table, but are more likely not to be while dd is colouring-in/eating/doing homework etc.

What would be a real selling point to me is that if your large kitchen/diner could also be used as a play-room especially with the double doors into the garden so any buyers could imagine themselves completely downstairs during the day and the living room upstairs could be an adult retreat for the evening.

How long do you think you will be living there?
What would you like?

P.S. A third small bedroom by the garage would be very off-putting for me as you couldn't put a child in there, not sure about a teenager either as it would be too easy to sneak off at night to go clubbing.

i'd say, good idea. I did something similar once, had 3 storeys - 2 beds & loo downstairs, living room & kitchen diner on middle floor, 2 beds and bath top floor. Garage was separate tho', in a block at the end of the garden. Converted the whole downstairs into kitchen and dining room, doors out to garden. Old kitchen became bedroom. We actually lost a bedroom but it didnt affect the price when we sold it as, in estate agent speak, the living/sleeping accommodation was nicely balanced.

LOL about teenagers sneaking out of ground floor bedroom - that's exactly what my ex-next door neighbours children did!

Debbiethemum - lol at teens sneaking off clubbing. The voice of experience i suspect!

Exactly

lol clubbing Debbie - hope not she's only 17 mo. But they do grow up quick these days !

I'd love to have a 'living' kitchen but don't think it will be possible with the sizes involved. I know it's not going to be as big as I can visualise so the paper exercise is a good one. I'd love to have a sofa or something in there as well but I think kitchen and dining table (for 6 - hate small tables) is pretty much all we will fit in it. Don't want to make the dining area appear small so intend to keep a fairly decent space for it.

Wouldn't even call the 3rd bedroom a room tbh - more like a study as it currently stands. Not even sure you'd get a bed in it!

I am not sure how long we'll spend in it really. I hope a good couple of years.... Could be an expensive exercise if we do the work and then move after a year/two years as I don't think we'll get our money back. DH says he doesn't care as we would be doing it to live in not sell on - but DH's sometimes don't think ahead do they?

I think it sounds like a great idea. Never thought about teenagers sneaking off

Thanks am sold then . Stuff the estate agents what do they know ....