Hi Everyone, I recently inspected a ground floor apartment with a large adjoining double (almost triple) car garage. I am interested in finding out if it is possible to subdivide and build a second apartment in the garage space and what the process would be to get approval for this? I know you will need planning and body corporate approval. Is there any way to determine the likelihood of success of this approval before purchase or do you just have to take the risk? Any help or suggestions would be greatly appreciated as this is a fairly rare situation.
Thanks
Gut feel – you'll have Buckley's but it may be worth a try.
First engage a town planner to review the LEP and DCP to confirm if there is any further development potential of the building, confirm floorspace requirements, landscaping provisions, parking requirements…….
Then engage an architect to confirm the following: building services (water, sewer, drainage, electricity etc) – does the main switchboard/mains supply need upgrading? Can you access the sewer & water supply in sufficient capacity? Has the garage slab been poured on a membrane? Do the walls meet the building code requirements for a dwelling eg dampcourse? Windows/ventilation to new areas? Noise separation from other units. Ceiling height must be at least 2.40 metres- the big killer….
Then chat to your solicitor/surveyor with regards to preparation of a new strata plan of subdivision. Is the garage a separate lot or just on common area with exclusive use rights? Will a DA for strata subdivision trigger a complete building code upgrade?
Now if you can pick the unit up for $nil or a little less, then after all the worst case scenario upgrade works you might make a small loss.
Let us know how you get on.
Hi mate.
If you're in NSW, the Council would definitely require you to obtain approval from the owner's corporation or strata body, since the works would involve intensification of the use of common areas. (If you're outside NSW, I'm not sure – I imagine legislation would be similar).
Ask yourself – would the unit owners really want to permit another person/owner/tenant to enter their complex? Of what benefit would it be to them?
But the main thing in my opinion will be parking. You would be taking away the unit's parking spaces, so where would the occupants of the existing and new units park?
Thanks for the responses guys. Your information was very helpful. It turns out that part of the land in the garage is actually common property as access way for the rear of the property. I can't imagine I would be able to get everyone in the building to agree to giving/selling the land to me for a reasonable price so I thought the risk was too great if subdivision was my intention. So have to move on to find the next deal.
Thanks again.
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