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  • Avatar of Naremburn123Naremburn123
    Member
    @Naremburn123
    Post count: 61

    Hi Guys,

    I'm looking at property at the moment that has a detached double garage. It's around 45sm.

    I'd like to convert it to a studio apartment/granny flat. Just with a simple kitchen and bathroom and one small room.

    BUT is this legal??

    Will councils in NSW allow it?

    Do I need their permission?

    And how do I insure the property? Will an insurer give me landlord insurance etc on a converted granny flat?

    And will they give me building insurance? What if it falls over?

    Will I need an engineer to approve the building first?

    Any help would be great!

    Naremburn

    Avatar of swampy30swampy30
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    @swampy30
    Post count: 85

    I think first port of call is to contact the local council to see if you can get planning approval; because without approval, the whole process won’t get off the ground, and you won’t need to worry about insurance etc

    Avatar of luke86luke86
    Member
    @luke86
    Post count: 470

    You do not need council approval for these things in NSW- they can be done under the SEPP Affordable Housing Policy so you will just need to get it certified by an accredited certifier. You will probably need to talk to a draftsman for someone similar as there will be things like setbacks, fire rating, BCA compliance that you will have to meet.

    You can also go down the road of getting it appoved through council, not sure what would be easier. Either way you will have to do some kind of drawings and meet al of the BCA requirements.

    To answer the rest of your questions, you will need it either approved through council of through a private ceritifier. You will be able to get it insured but not all insurers will insure this kind of building. I am not sure about engineers approval, the council or certifier will be able to answer that but if you are just converting an existing building and all of the floors are concrete slabs on ground then I doubt it.

    Cheers,
    Luke

    Avatar of grantos_champosgrantos_champos
    Member
    @grantos_champos
    Post count: 106

    I was looking at doing this but further investigation found that the retrofitting everything that needed to be fire rated would cost too much. I got a few quotes for insurance through some different brokers. The best was $1399 (inc. $39 broker fee) that covered building+contents+landlord for 2 leases

    Avatar of Naremburn123Naremburn123
    Member
    @Naremburn123
    Post count: 61

    Great thanks guys! I appreciate all the feedback.
    Dean

    Avatar of Mick CMick C
    Member
    @Shape
    Post count: 1,092

    My parents did the same conversion on two of their IP, and yes approval is required; especially for the kitchen where they would need some sort of fire safety clearance certificate to make sure it’s safe etc..and this was all under the SEPP rule…and when they say 10 days, they mean it takes up to 10 days for them to decide 0.o so it probably take you 2-3+ weeks to get all the paper work together + certificate + plans.

    Regards
    Michael

    Mick C | Shape Home Loans
    http://www.shapehomeloans.com.au/
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    Avatar of Scott No MatesScott No Mates
    Member
    @Scott-No-Mates
    Post count: 3,786

    Garages generally aren’t habitable rooms. That is, the walls, fenestration and ceiling heights do not meet the BCA requirements.

    Setbacks won’t be an issue where the building meets the BCA standard – zero lot lining is permitted provided there are no fire source features ie windows & doors.

    Avatar of Naremburn123Naremburn123
    Member
    @Naremburn123
    Post count: 61

    Great thanks guys!

    I've looked into it and as some of you have alluded to, it's very difficult.

    Does anyone know where I could buy a second hand granny flat to keep the cost down? Or could you recommend a cheap granny flat provider?

    Thanks for all the great feedback.

    Avatar of Scott No MatesScott No Mates
    Member
    @Scott-No-Mates
    Post count: 3,786

    How about a yurt or some reconditioned site sheds?

    Avatar of Mick CMick C
    Member
    @Shape
    Post count: 1,092

    It’s cheaper and easier to convert the Double Garage into a Granny….i dont know the technical terms but here’s how my parents did it.

    1. Roof needs to be re-lined with plaster board + electrical work/lights- used down lights due to height.
    2. New walls and plaster boards for Toliet/bathroom and Bedroom and power points
    3.Water proof the Bathroom
    4. Titled the floor
    5. New kitchen
    6. Added windows + Knock out door and replaced with Double glaze sliding doors ( Blur) + Small Balcony./

    The ceiling wasn’t high especially after one extra layer of plaster board and titles; but council didn’t ask anything about that….maybe it was high enough? not sure…was around 2.4m?

    As i said the biggest issue we had was getting approval for the kitchen and the design of it…council rejected the first application because of fire safety issues.

    We used a local builder to do most of the work for us + sub contract some smaller job ( plumbing , electrical, Paving ) , total cost for the cheaper granny was $32,000 ( 1 bedroom, full brick granny)

    Properties are located in Beverly hill NSW ( Hurstville Council) and also in Liverpool NSW ( Liverpool council )

    Regards
    Michael

    Mick C | Shape Home Loans
    http://www.shapehomeloans.com.au/
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    Same Banks. Better Rates. Served With a Passion.

    Avatar of CSQTownPlannerCSQTownPlanner
    Member
    @CSQTownPlanner
    Post count: 24

    When converting a garage, you will need to make alternative arrangements for parking your car and/or storage. Leaving the car on the street may be acceptable but it is often not a good idea as it is more exposed and less secure. One option is to build a carport so that the car is still sheltered from the elements. You could also consider building a new garage at the back of your property if you have good access and adequate room. This will also provide better access to gardening implements and tools as required and you have the flexibility of converting that garage to a granny flat in the future should the need arise. Alternatively, you could build a shed that is dedicated to storage.

    Avatar of Naremburn123Naremburn123
    Member
    @Naremburn123
    Post count: 61

    Hey guys,

    I had another question. Luke, you said you don't need approval under the sepp affordable housing act. This is true. But you're only allowed 40sqm detached and and 60 if it's attached. 

    What constitutes attached??  

    Avatar of luke86luke86
    Member
    @luke86
    Post count: 470

    I am not sure about that, I just had a 60m2 detached approved under SEPP. Not sure about the exact definition, but if there is a common wall then I am guessing it will be attached, and if there is no common wall, it would probably be detatched.

    Cheers,
    Luke

    Avatar of Scott No MatesScott No Mates
    Member
    @Scott-No-Mates
    Post count: 3,786

    Attached can also mean ‘under the same roof’ so if it was separated by an attached carport, then it would still be attached to the house.

    Avatar of grantos_champosgrantos_champos
    Member
    @grantos_champos
    Post count: 106

    http://www.planning.nsw.gov.au/LinkClick.aspx?fileticket=eCNg9MQW0UU%3D&tabid=315

    This should give a little more clarification if you haven't read it yet

    Avatar of BrazenBrazen
    Member
    @Brazen
    Post count: 47

    You can actually convert an existing garage or shed into a granny flat (granny flat conversion) through the NSW State S.E.P.P.

    Take a look at the following guides and process/pricing info:

    Process & Pricinghttp://www.grannyflatapprovals.com.au/garage-conversions

    Guides on BCA and BASIX Compliance for conversionshttp://www.grannyflatapprovals.com.au/garage-conversion-guides

    Brazen.

    Brazen | Granny Flat Approvals Sydney
    http://www.grannyflatapprovals.com.au
    Email Me | Phone Me

    Granny Flat Approvals Guru

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