garage conversion for rental purposes

gomamochi1 · 11-10-2017 08:29AM #1

Hi ho, reside in rural dwelling outside an urban centre and oh not working so looking at alternative sources of income. Was thinking of converting double garage into 3 bedroom self contained unit. Garage separate to house by walkway. Do many folks do this and is there planning implications re change of use etc? Thanks

Lumen · 11-10-2017 08:43AM

gomamochi1 wrote: »

...is there planning implications re change of use etc? Thanks

Yes.

From what I understand you're extremely unlikely to get planning permission as you're essentially creating a separate dwelling.

Prob one for the Construction and Planning forum.

Gumbo · 11-10-2017 08:52AM

gomamochi1 wrote: »

Hi ho, reside in rural dwelling outside an urban centre and oh not working so looking at alternative sources of income. Was thinking of converting double garage into 3 bedroom self contained unit. Garage separate to house by walkway. Do many folks do this and is there planning implications re change of use etc? Thanks

Planning required.
Planning will be refused.

(Based on what you’ve posted about your plans for it)

spaceHopper · 11-10-2017 09:43AM

What if you just rent it out for storage, we are doing an extension and looked at self storage places they are expensive. Could you fit 3 classic cars in it. Or partition / shelve it out and rent parts of it as self storage. You'd need to look at insurance implications.

pilly · 11-10-2017 11:03AM

It would be an awful lot easier to rent out rooms in your own house if you have any spare.

Pawwed Rig · 11-10-2017 11:05AM

pilly wrote: »

It would be an awful lot easier to rent out rooms in your own house if you have any spare.

That would be a house share which is vastly different to what the OP asked about.

pilly · 11-10-2017 11:22AM

Pawwed Rig wrote: »

That would be a house share which is vastly different to what the OP asked about.

OP has mentioned that they are looking at alternative means of income. I was merely suggesting one.

Spanish Eyes · 11-10-2017 02:41PM

Explore building a covered passageway/hall from main house to garage conversion.

If it can be accessed from main house it is covered under the Rent a Room Scheme. Max income including bills = 14k then no tax payable.

From the Revenue Website....

Self-contained unit
The rented room or rooms can be a self-contained unit within the house, such as a basement flat or a converted garage. If this unit is not attached to the property it cannot qualify for the relief.

I think you will still need planning for the conversion of the garage.

It might be worth the effort and investment though.

Gumbo · 11-10-2017 03:18PM

spaceHopper wrote: »

What if you just rent it out for storage, we are doing an extension and looked at self storage places they are expensive. Could you fit 3 classic cars in it. Or partition / shelve it out and rent parts of it as self storage. You'd need to look at insurance implications.

Planning required as it’s a change of use then. Also fire safety cert and disabled cert because of its commercial nature.
Most likely planning refused.

11-10-2017 03:27PM

kceire wrote: »

Planning required as it’s a change of use then. Also fire safety cert and disabled cert because of its commercial nature.
Most likely planning refused.

Is rent a room considered commercial? I wouldn't have thought so, its just renting rooms in your home which the garage is if connected to the house

As an aside and a question I have wondered for a while but not worth a thread on its own. Would an underground connection between a garage and a house mean it is the same building?

I was talking to someone who will be building and he was thinking of having an underground corridor from the house to the garage thus still being able to drive around the house etc (i.e. between the garage and the house over the corridor) but not having to go outside to get to the car on a wet morning or when wanting to get into the garage. The cost of this could be prohibitive of course but it just got me thinking would this mean the garage was considered part of the house if you wanted to fall under the rent a room scheme down the line?

listermint · 11-10-2017 03:29PM

Rural - outside the town.

The more serious question would be is there a market AND is the return viable.

From what is in the first post it sounds not.

Gumbo · 11-10-2017 05:07PM

Dalary Great Tonsillectomy wrote: »

Is rent a room considered commercial? I wouldn't have thought so, its just renting rooms in your home which the garage is if connected to the house

As an aside and a question I have wondered for a while but not worth a thread on its own. Would an underground connection between a garage and a house mean it is the same building?

I was talking to someone who will be building and he was thinking of having an underground corridor from the house to the garage thus still being able to drive around the house etc (i.e. between the garage and the house over the corridor) but not having to go outside to get to the car on a wet morning or when wanting to get into the garage. The cost of this could be prohibitive of course but it just got me thinking would this mean the garage was considered part of the house if you wanted to fall under the rent a room scheme down the line?

No, not commercial but I was replying to a post saying they should convert it to commercial storage.

The underground link would require planning due to the depth of the works.

Nightwing1234 · 12-12-2017 12:02PM

Hi,

Is there a better legal definition for the word "unattached"... e.g. I have a 1 bed building/unit and the end of my garden. It is not "physically" attached to my house - not by bricks and mortar anyways...

My interpretation is as follows:

1. The unit is attached to my house by the back garden itself as one can walk out the door of the unit and after a few steps be at the back door of my house.
2. The unit is attached by the services provided to it... i.e. the electric/sewage/water/internet/tv are all being provided and paid for my house.
3. The unit is attached by means of the washing line running from the unit to the house.

p.s. I am not trying to be flippant... hopefully ye can agree that the word "attached" can be interpreted differently...

Anyone got any opinions on this?
Ta

Claw Hammer · 12-12-2017 12:31PM

Nightwing1234 wrote: »

Hi,

Is there a better legal definition for the word "unattached"... e.g. I have a 1 bed building/unit and the end of my garden. It is not "physically" attached to my house - not by bricks and mortar anyways...

My interpretation is as follows:

1. The unit is attached to my house by the back garden itself as one can walk out the door of the unit and after a few steps be at the back door of my house.
2. The unit is attached by the services provided to it... i.e. the electric/sewage/water/internet/tv are all being provided and paid for my house.
3. The unit is attached by means of the washing line running from the unit to the house.

p.s. I am not trying to be flippant... hopefully ye can agree that the word "attached" can be interpreted differently...

Anyone got any opinions on this?
Ta

I have but they are unprintable. The revenue won't accept your interpretation. You can try argue that in court. I woukld expect your lawyers will want to be weel paid in advance before running that argument.

Lumen · 12-12-2017 12:48PM

"Attached" means that the structures at least share a party wall.

Gumbo · 12-12-2017 01:33PM

Nightwing1234 wrote: »

Hi,

Is there a better legal definition for the word "unattached"... e.g. I have a 1 bed building/unit and the end of my garden. It is not "physically" attached to my house - not by bricks and mortar anyways...

My interpretation is as follows:

1. The unit is attached to my house by the back garden itself as one can walk out the door of the unit and after a few steps be at the back door of my house.
2. The unit is attached by the services provided to it... i.e. the electric/sewage/water/internet/tv are all being provided and paid for my house.
3. The unit is attached by means of the washing line running from the unit to the house.

p.s. I am not trying to be flippant... hopefully ye can agree that the word "attached" can be interpreted differently...

Anyone got any opinions on this?
Ta

Clutching at straws comes to mind.

Nightwing1234 · 12-12-2017 02:07PM

Hi,
Where does it state that in "legal" terms or even the statute books?
Thanks,
Eddie

Nightwing1234 · 12-12-2017 02:14PM

Hi Lumen... so ""Attached" means that the structures at least share a party wall."

Thanks so that means my boundary wall that runs along my garden that is connected to both is therefore "shared".

Can you let me know if your statement is based on legal founding or is it just your interpretation?

Ta

Nightwing1234 · 12-12-2017 02:16PM

https://thelawdictionary.org/attached/

Lumen · 12-12-2017 02:32PM

Nightwing1234 wrote: »

Hi Lumen... so ""Attached" means that the structures at least share a party wall."

Thanks so that means my boundary wall that runs along my garden that is connected to both is therefore "shared".

OK, so you're splitting hairs on the definition of "party wall"? Seriously? For the sake of argument I mean that two people on either side of the wall are both indoors.

Nightwing1234 wrote: »

Can you let me know if your statement is based on legal founding or is it just your interpretation?

Legal advice is not permitted on boards.

Why don't you ask the Revenue?

Nightwing1234 wrote: »

I have a 1 bed building/unit and the end of my garden.

What is the current permitted use of that "unit"?

Nightwing1234 · 12-12-2017 02:44PM

"Party Wall" - splitting hairs - yep I am

Anyways black's law states "A housing unit that shares a wall with another unit." - so now the splitting of hairs comes down to "Shares a wall"...

I have asked revenue - but like here - you just get responses from them with no legal founding and passing the query up the line. Waiting for a response from someone in "legal" in Revenue - whatever that means!

Thanks for the replies - I'll come back and update with the eventual response from Revenue.

p.s. the "unit" is "permitted" to be used as I deem fit.

Thanks again

Lumen · 12-12-2017 02:53PM

Nightwing1234 wrote: »

p.s. the "unit" is "permitted" to be used as I deem fit.

Translation: "I'm renting out a shed tax-free under the rent a room scheme but it's OK as it's attached to my house by a washing line".

endacl · 12-12-2017 02:58PM

Nightwing1234 wrote: »

My interpretation is as follows:

1. The unit is attached to my house by the back garden itself as one can walk out the door of the unit and after a few steps be at the back door of my house.
2. The unit is attached by the services provided to it... i.e. the electric/sewage/water/internet/tv are all being provided and paid for my house.
3. The unit is attached by means of the washing line running from the unit to the house.

Anyone got any opinions on this?
Ta

My interpretation is as follows:

Your garden is attached to my house by various roads.

I own your washing line. Get your clothes off my washing line immediately.

Gumbo · 12-12-2017 03:01PM

Nightwing1234 wrote: »

Hi Lumen... so ""Attached" means that the structures at least share a party wall."

Thanks so that means my boundary wall that runs along my garden that is connected to both is therefore "shared".

Can you let me know if your statement is based on legal founding or is it just your interpretation?

Ta

Party Wall and Boundary Walls are different things.
The wall in your garden is a Boundary Wall.

Gumbo · 12-12-2017 03:04PM

Nightwing1234 wrote: »

p.s. the "unit" is "permitted" to be used as I deem fit.

You have permission for a Garden Shed. use it as a gym, garden room etc
Habitation is a breach of the Planning and Development Act.

Nightwing1234 · 12-12-2017 03:07PM

I was wondering who was using the washing line while I was at work...

But endacl... leopard print y-fronts... really?

Lads... number 1 and 3 where tongue in cheek...

I seriously thought all the services running to it would suffice for being attached... but alas not...

Looks like I'll be building an unused corridor to it to make it part of the house... need somewhere for bikes/tools etc when I rent it out...

Thanks all again

Gumbo · 12-12-2017 03:09PM

Nightwing1234 wrote: »

Looks like I'll be building an unused corridor to it to make it part of the house... need somewhere for bikes/tools etc when I rent it out...

Thanks all again

You'll need Planning Permission.

Nightwing1234 · 12-12-2017 03:13PM

"Habitation is a breach of the Planning and Development Act."

Jaysus... I've slept in it numerous times when I wasn't allowed into the house after a night out with the lads... who would have thunk I could have called the guards to have her indoors arrested!!

Thanks for that kceire...

Gumbo · 12-12-2017 03:15PM

Nightwing1234 wrote: »

"Habitation is a breach of the Planning and Development Act."

Jaysus... I've slept in it numerous times when I wasn't allowed into the house after a night out with the lads... who would have thunk I could have called the guards to have her indoors arrested!!

Thanks for that kceire...

You asked for the legal info.

Nightwing1234 · 12-12-2017 03:18PM

ah it was only from Revenue point of view...

as for the council... they can go and jump...

Unfollowing this thread now lads... adios...

Gumbo · 12-12-2017 03:29PM

Nightwing1234 wrote: »

ah it was only from Revenue point of view...

as for the council... they can go and jump...

Unfollowing this thread now lads... adios...

See you in 6 years

garage conversion for rental purposes

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