How and why would you convert your garage?

GARAGE CONVERSIONS

As an Architectural Technician for many years and surveyed 100’s of garages all over Scotland…. we have found a common theme regarding garages and that is……NO ONE KEEPS A CAR IN A GARAGE.

Why convert your garage?

A garage conversion is one of the most cost-effective home improvements you can do to your home. A garage conversion can not only provide you with additional living space but also add considerable value to your home which reduces the disruption to the homeowners.

A garage conversion does not typically require planning permission, however, will require a building warrant at a minimum. Popular uses for a garage conversion at present are for home offices, however, can be utilised for extra bedroom, home gym/cinema or just some extra space for relaxing.

The great thing about a garage conversion is that the works are not weather dependent as most conversions are a matter of laying some insulation on the existing garage floor and insulation to walls (I’m sure a builder won’t say it’s that easy, but what do I know……I can’t even put a shelf up).

How much does it cost to convert your garage?

A typical garage conversion is £7000-9000; however, this can vary for a few reasons such as; location, size of garage, the type of finish (redwood or oak), storage required and also the type of insulation required such as rigid insulation (Kingspan etc) or wool insulation can be used (Knauf).

The architect will specify the type and thickness of insulation required to meet the U Value requirements. As a client, make sure that the Architects/Architectural technicians have considered the cheapest options to achieve the same outcome as this can save you £100’s just on insulation costs.

Normally the new window will be the same width as the previous garage door, with the lintel remaining in place, which means there is no structural alterations. Also, if there is not an existing door between the house/garage then one would normally be required. The architect can specify the lintels required for this if in a load-bearing wall, however this is typically limited to a maximum opening of 1800mm wide.

How long does it take to convert your garage?

We have worked with numerous contractors all over Scotland which typically convert a garage from start to finish within 7-10 days.

The longest part of a garage conversion is the permissions as these can take 4-8 weeks before any works can start.

What happens if you have already converted your garage without permission?

If you have already converted your garage without permissions, then this is illegal, and you won’t be able to sell your home, or your home insurance may be invalid.

To rectify this, your architect can obtain an ‘completion certificate where no warrant obtained’. Due to the Local Authority wanting people to obtain permissions first and do things legally, they charge a 300% fee for this, which can be a considerable amount (see table below), eg £7000 project would cost £226 x 3 = £678 (to be paid to council before you even pay an architect).

Local Authority Building Warrant fees increase.

Council fees to rise in April

In April this year, Scotland will see an increase in building warrant fees, impacting property owners and developers across the country. This change has sparked discussions and concerns within the construction industry, as the cost of obtaining building warrants has risen significantly. The decision to raise these fees has been met with mixed reactions, with some expressing frustration over the additional financial burden it places on projects, while others acknowledge the need for funding to support regulatory processes.

For property owners and developers, the increase in building warrant fees means allocating more resources to cover the additional costs associated with obtaining approval for construction projects. This could potentially lead to delays in project timelines and increased overall project expenses. The rise in fees may also deter some from pursuing new developments or renovations, impacting the growth and development of the construction sector in Scotland.

The Scottish government has justified the fee increase as necessary to ensure that the building standards system is adequately funded to maintain high-quality construction practices and uphold safety standards. By generating additional revenue through building warrant fees, the government aims to invest in improving the efficiency and effectiveness of the regulatory process, ultimately benefiting the industry and the public.

However, you can argue that the increase in fees puts strain on an already challenging economic environment, especially in the wake of the COVID-19 pandemic. They emphasize the importance of striking a balance between funding regulatory processes and supporting the growth of the construction industry without imposing excessive financial burdens on stakeholders.

As the impact of the building warrant fee increase continues; stakeholders in the construction industry are urged to adapt to these changes and explore innovative solutions to mitigate the challenges posed by the rising costs. Collaboration between the government, industry stakeholders, and the public will be crucial in navigating this transition and ensuring that construction projects in Scotland continue to meet high standards of quality and safety.

Let us know what your thoughts are regarding the increase fees.

Who’s responsible for the completion

What is a completion certificate?

When a building warrant has been approved and the works have been completed, then a completion certificate application should be applied for by the relevant person. The completion certificate is to confirm that what has been constructed, demolished or converted was carried out as per the approved building warrant.

Who's responsible for submitting a completion certificate?

The relevant person must submit the completion certificate, which is either the owner, tenant or developer, however typically the Architect is left to do this for the client, even though it is not their responsibility. 

Many people think that the Architect is responsible for the completion certificate, however as the relevant person you are responsible for making sure the work is completed as per the approved building warrant.

What is required for a completion certificate?

Information that is typically required for completion is any electrical, gas or truss certificates. The local authority will also normally ask for photographs of insulation, steelwork, foundations etc if the contractor/client has not informed them at the stages set out in the CCNP (Construction Compliance Notification Plan).

 

The Local Authority must accept a Completion Certificate if, after making reasonable inquiries, they are satisfied that the work or conversion meets the relevant Building Warrant and building regulations. If the work or conversion does not meet the building regulations, or is not carried out in line with the Building Warrant, the Local Authority will reject the Completion Certificate, which means you need to provide them the evidence they have requested.

If you want to find out more then the below link is a pdf document explaining who is responsible and what is required for a completion certificate.

https://www.edevelopment.scot/eDevelopmentClient/StaticFiles/eDevelopment-eBStds_Form_Help_Guides-Completion_Certificate.pdf

Understanding the changes in the Scottish Building Regulations 2023

Introduction:

Building regulations play a crucial role in ensuring the safety, sustainability, and energy efficiency of buildings. In Scotland, these regulations are periodically updated to align with evolving standards and technologies. As we look ahead to 2023, there are significant changes on the horizon that will impact the construction industry. In this blog post, we will explore the key changes in Scottish building regulations set to take effect in 2023.

1. Energy Efficiency:

One of the primary focuses of the upcoming changes is improving energy efficiency in buildings. The Scottish government aims to reduce carbon emissions and combat climate change. As a result, the new regulations will introduce stricter energy performance standards for both new and existing buildings. This includes requirements for improved insulation, airtightness, and energy-efficient heating systems.

2. Low Carbon Heating:

To further promote sustainability, the regulations will encourage the use of low carbon heating systems. This means a shift away from traditional fossil fuel-based heating systems towards renewable energy sources such as heat pumps, solar thermal systems, and biomass boilers. The aim is to reduce reliance on fossil fuels and promote the use of cleaner, greener alternatives.

3. Fire Safety:

In light of recent high-profile fire incidents, the Scottish building regulations will also address fire safety measures. The changes will focus on enhancing fire resistance, evacuation procedures, and the installation of fire detection and suppression systems. These measures aim to improve the safety of occupants and minimize the risk of fire-related incidents.

4. Accessibility:

Accessibility is another key aspect that the new regulations will address. The aim is to ensure that buildings are designed and constructed to be accessible to all individuals, regardless of their physical abilities. This includes provisions for wheelchair access, accessible entrances, and facilities that cater to people with disabilities.

5. Digital Technologies:

The 2023 regulations will also embrace the integration of digital technologies in the construction industry. This includes the use of Building Information Modeling (BIM) and digital documentation systems to improve the efficiency and accuracy of the design, construction, and maintenance processes. The adoption of these technologies will streamline communication, reduce errors, and enhance collaboration among stakeholders.

Conclusion:

The changes in Scottish building regulations that took effect in 2023 reflect the government's commitment to sustainability, safety, and accessibility. These regulations will drive the construction industry towards greater energy efficiency, reduced carbon emissions, and improved fire safety. As professionals in the construction sector, it is crucial to stay informed about these changes and adapt our practices accordingly. By embracing these new regulations, we can contribute to a more sustainable and resilient built environment in Scotland.

If you are a builder, architect or surveyor then let us know what your thoughts are on the changes made in 2023.

Different stages of planning permission and/or building warrant in Scotland

 Different stages of planning permission and/or building warrants in Scotland

You don’t always need planning permission and a building warrant, however 9 out of 10 construction projects may require at least one of them if you plan on doing alterations/construction works to your home.

Find out here if your project is exempt from a building warrant.

 

Most architects will meet the client to discuss their project and take a brief (description of the works). This is when the architect starts to sketch basic designs of what the client is hoping to achieve.

 

Once the client is happy with the sketch proposals, the architect will produce more detailed plans and also be able to confirm if planning permission is required.

 

The architect/technician will apply for the permissions with the local authority and will be the main contact between client, structural engineer, local authority and eventually the contractor.

The Local Authority Planning or building standards department will vet the plans to check they comply with planning legislation/building regulations, they will then either ask for additional information/approve the plans. Once approved, the council will provide a compliance plan (CCNP), that states the stages you/contractor need to contact the council for inspections such as, 7 days of starting the works, foundations, drainage and timber kit with insulation before plasterboard.

After the plans are approved, your contractor can start the works.

After all works are complete, then the client should apply for the completion certificate (sometimes the Architect can do this for a small fee). When applying for the completion certificate, the local authority will normally require electrical certificates, gas certificates and truss certificates before they will release the completion certificate.

Have a look at our other blog regarding when to hire an Architect.

https://architecturalservicesandproducts.blogspot.com/2023/02/hiring-architect-and-when-to-appoint.html

Bathroom regulations in Scotland

Bathroom design regulations

There is a lot to think about when either re-designing your bathroom, removing your ground floor bathroom or having a completely new bathroom in your home/extension.

If you are designing a new ground floor bathroom and there is not one already on the ground floor, then this will need to be accessible in terms of the regulations. The main criteria for this is 1100mm space clear of any door swing (typically the door will open outward to reduce size of bathroom), 800mm x 1100mm in front of WC, 700mm x 800mm in front of wash hand basin and 800mm x 800mm in front of bath/shower.

In a nutshell, you can’t remove a ground floor bathroom without providing an equivalent somewhere else on the same level.

Visit the gov.uk website where you can view the building standards technical handbook for more information (link below)

3.12 Sanitary facilities - Building standards technical handbook 2020: domestic - gov.scot (www.gov.scot)