Over Garage Extension

[gibboxxx]

Hi,

Hope you can help with some advice. We are considering a building firm to undertake an extension over our existing garage (will bedroom and en-suite). Initial survey suggests that the floor will need to be raised an inch or two to provide a level floor in the extension with the rest of the house. The joists used by the existing flat roof have been deemed sufficient by the builder so they are suggesting bolting new joists to the existing joists to raise the floor level the extra inch or two required. This removes the need to raise the existing joists.

Does this sound like a reasonable approach and can this be regarded as meeting building regs?

Cheers

 

[JoeMar]

first you need to check that the footings the garage is sitting on is suitable to take the extension. this may involve expossing part of footings for BCO to inspect.

 

[freddiemercurystwin]

There is much more to consider than the suitability of the existing roof joists which are very likely to need upgrading anyway as they will have been designed as a roof not a floor. A big stumbling block to these kind of conversions is proving the suitability of the existing foundations and walls. There are a whole load of other regulations that need to be considered too. If you know little about the Building Regs (which it sounds like you do no offence) you are advised to employ someone to provide you with some Building regs drawings. You will also likely need to get planning approval. Remember, ultimately the responsibility to achieve Building Regs approval lies with the homeowner not the builder.

 

[^woody^]

If the builder has said that the joists are OK. then he only needs to add some timber to the top of them to raise the floor level. Extra joists are a waste of money

BTW, what is holding the walls and roof up? Are the existing footings and walls OK?

 

[gibboxxx]

Hi,

Yes, they have confirmed the footings are suitable (when we brought the house the owner said the footings for the garage were originally dug for a 1st floor to be added in the future and this was built around 2005 and integral to the house). They are adding an internal breeze block wall as the garage only has a single brick wall at present.

thanks for the replies - sounds like this isn't some far out solution they are proposing as they seem confident the existing joists can support the floor.... only the word of the builder though.....