Latest Granny Flat News, Services, Products & Approvals Guide for Success ! -

Everything you need to know about Granny Flats in the one place !

Are you looking for granny flat ideas, products & services ? We’ve got you covered with our List of the best advice to enlighten, inspire or direct you to the right place for help. All you need to know about granny flats can be found right here.

What are the Best Granny Flat Ideas, Products & Services ?

We have summarised the best ideas & products for anyone seeking to design or build a granny flat. Our list has been carefully compiled and updated regularly to make your granny flat journey easier to navigate.

We are experienced designers & builders with a ton of knowledge in this space. Hope you enjoy reading through our list of the Best Granny Flat Ideas, Products & Services.

1. The Definitive Guide to Granny Flat Approvals

Just starting out on the granny flat journey ? First of all & most importantly, it’s best to identify if your local area council allows granny flats to be built.

Most states of Australia allow a 2nd dwelling (granny flat) in some size or dimension and configuration. Different rules & regulations do apply to the various states of Australia.

You’ll find a comprehensive “state by state”guide for granny flat approvals here @ Granny Flat Approvals…State by State Guide for success in 2024

For countries outside of Australia check with your local Council or State body.

2. Granny Flat Architects in Australia

Many architects will design a granny flat or small house.The difference between an architect & a designer/builder of granny flats can be immense both in quality, communications, freedom of design & choice of inclusions, one on one availability, end dollar value / capital gain etc.

An architect will spend more time on your project and can also oversee as much, or as little of your granny flat project as you decide. This can include draft designs, final design, colour choices, approvals, pre construction, “leg work” sourcing & ordering of materials, fixtures & fittings etc.. An architect can also oversee engineering & construction if required, for a fee.

Eight of the best granny flat designs https://www.architectureanddesign.com.au/features/list/10-granny-flat-designs#

3. State by State list of the best Granny Flat Builders

Granny flat popularity along with tougher economic times has spawned an industry in demand. There are many new “specific” granny flat Builders in the marketplace now.

Many granny flat building companies provide a range of their own designs, which keeps the price reasonable.. Some allow you to customise their designs, some don’t.

Deciding which Builder to choose is the issue for many potential granny flat owners ? Where do you start to look ? As for any major purchase in life, you need to do your homework.

We’ve compiled a “State by State” list of granny flat builders below who tick a few of the important boxes ie.) have been in business for some time with positive reviews, having completed multiple successful projects.

NEW SOUTH WALES

QUEENSLAND

VICTORIA

SOUTH AUSTRALIA

WESTERN AUSTRALIA

AUSTRALIAN CAPITAL TERRITORY

TASMANIA

4. Financing your Granny Flat “List of the best Lenders“

One of the most important aspects of building a granny flat is having your finance in place before commencing. Cash is king of course but for most people this isn’t possible.

If you have a mortgage on your home then the best place is most likely your current lender.

If you are a Property Investor and wish to choose to lease your granny flat out ? Then, you best do some investigating with your current lender.

Alternately, you may decide early on to switch lenders.

Take note: a granny flat is on the same title as the main home and loans can’t be split as such with different lenders.

We have compiled a list of Lenders below who finance granny flats.

5. 10 Best Granny Flat Builders in Sydney

6. 10 Best Project Home Builders of Granny Flats “as voted by Product Review”

7. Solar Passive Design…what is it and how can Solar Passive design save on your Energy Costs ?

Solar passive design takes into account the best use of the orientation of your granny flat & the sun’s path of travel during various seasons. In winter in the southern hemisphere the sun travels in an arc from East to West @ 22 degrees to the north.

That’s why orientation of your living areas on the north side of your granny flat is the best design principle to follow.

In summer the sun travels east to west directly overhead therefore shading your granny flat. By utilizing the suns’ energy via good solar passive design you can save on heating & cooling costs throughout the year.

For a comprehensive guide to solar passive design click on the link below…

Design for climate | YourHome

8. BASIX – what is it ?

The Building Code of Australia (BCA) contains energy efficiency provisions that apply to all new buildings. However, in NSW the national provisions don’t apply. Instead, the Building and Sustainability Index (BASIX) applies to all NSW residential dwellings so they meet the BCA’s energy efficiency requirements.

BASIX is a web-based planning tool designed to assess potential performance against a range of sustainability indices including thermal comfort, energy and water use.

The requirements apply to Class 1 and 2 buildings, Class 4 parts of a building (i.e. caretaker’s flat within a building) and Class 10 buildings with a conditioned space.

Commitments made under BASIX become a condition of the relevant development consent or complying development certificate and applies to any new building work – or alterations and additions to an existing dwelling where the value of the works is over $50,000.

A BASIX Certificate is the formal evidence that the project achieves compliance with the required targets for energy, water and thermal comfort.

Overall, the objective of the BASIX scheme is to reduce greenhouse gas emissions and lower water use across NSW. To enable the objective to be met, targets are set by the NSW Government. BASIX targets are the benchmarks that must be achieved to receive a pass score within the BASIX tool and are split into three categories:-

Energy – This gives a ‘target score’ according to the energy consumption of fixed appliances such as cooktops, hot water systems, air conditioners, ceiling fans, lighting etc. that are to be installed in the building.
Thermal comfort heating and cooling loads – Heating and cooling loads are capped, based on the energy required to either heat or cool a building to keep it at a comfortable temperature. This takes into account the climate zone the building is located in, the size and orientation of the building, building form, insulation, glazing and ventilation, etc.
Water – The tool rates the water usage of fixtures and fittings such as taps, shower heads and toilets and gives a ‘score’ for water saving measures such as low water use landscaping and rainwater tanks.

NATIONWIDE HOUSE ENERGY RATING SCHEME (NatHERS)

NatHERS is the Thermal Comfort Index of a BASIX assessment. It uses thermal simulations to assess the potential thermal comfort of Australian homes on a scale of zero to 10 stars. The more stars, the less likely the occupants will need cooling or heating to stay comfortable.

We’ve compiled a list of BASIX Consultants below (if needed). You can however leave it up to your Builder or Certifier to organise.

9. Energy Efficient Building Materials & why you should choose these materials for your Granny Flat

With heating & cooling accounting for 50% of energy use in your home it makes sense to use building materials that have a high thermal energy value or “R” Value.

Insulation – Insulation is rated by R-value, which measures a material’s thermal resistance. An insulating material with a higher R-value forms a more effective thermal barrier between the outside temperature and the conditioned space inside the home. The Building Code of Australia and your local building regulator (Councils & Private Certifiers) will dictate what insulation requirements are to be included in your design. There is no issue with going “over & above” in terms of insulating qualities. The higher R value the better when selecting insulation products.
Structural Insulated Panels – commonly known as SIPS have been around for over 50 years. For more information go to (R-Values | Structural Insulated Panel Association).SIPS can be used for all walls & also roofs. SIPS for roofs eliminate most structural components as the panels themselves act as the structure & also the insulation. SIPS for roofs can span up to 14 metres unsupported.
Engineered Wood – compared to approximately only 63 percent of a tree that can be used in solid timber, composite material that looks like timber can allow for more than 95 percent of the tree to be used. Composite decking is very popular now. It is hard at first glance to actually tell the difference and it is low on maintenance.
Smart Glass – huge improvements in window technology include “evacuated glass” which incorporates say 2 panels of glass separated in between by a vacuum of air, “still air” being the best insulator of all.
Solar Panels – extremely popular & lowered costs due to competition amongst suppliers have made solar panels a must now for any new home. Photovoltaic (PV) panels are fitted to your roof and connected to your power supply or can be “off grid”. Combine this system with a storage battery & you will have reserves of power to use in times of need, say in periods of no sunshine.
Colorbond roof – combine Colorbond roof sheeting with anticon insulation blanket provides a solid combination to insulate and reduce noise input. Choosing light colour Colorbond sheeting can reduce temperatures in your home by up to 3%. Quicker to install & very popular in Australia. Colorbond
roofs have overtaken traditional concrete tiles in most new builds. CSR Monier for example no longer provide tiled roofs in QLD due to a shortage of tradesman.
Recycled Steel – two out of three tonnes of new steel are usually recycled from old steel. This means that steel is the most recycled material on earth. Steel emits fewer unsafe CO2 emissions than most building materials and uses less energy, making it the ideal green choice.
Bamboo Plywood – this material is used for internal design elements like flooring, cabinetry, and covering. It is a zero-VOC and sustainable resource. Bamboo plywood is also aesthetically pleasing, and it adds a touch of elegance to any home. Aside from being non-toxic and all natural, the material is as easy to work with as laminate and hardwood.

10. Lighting your Granny Flat “let there be light”

LED lighting has come a long way in the past ten years. Many people are replacing their outdated incandescent, halogen, and compact fluorescent (CFL) light bulbs with Light-emitting Diode (LED) bulbs.

There are many benefits to using LED’s including increased energy efficiency, lower electric bills, a longer bulb life, and a better and safer light source overall. It has been shown that LED light bulbs use up to 90% less energy.

Improvements in technology have made LED lighting the norm now. You should not consider anything other than LED lighting for your granny flat if you’re looking for a reliable, cost effective light source.

Visit Australia’s leading LED lighting solution provider for more information on LED lighting https://www.boscolighting.com.au

11. Rainwater Tanks – “don’t let the rain go down the drain” Best Rainwater Tanks for Granny Flats

Rainwater tanks are considered the norm nowadays when planning a new home (granny flat). It’s lovely to hear rain on the roof but why not collect it and use it through your toilets and for watering your gardens.

Rainwater tanks come in a range of shapes, sizes & configurations with colorbond, polyethylene (plastic), fibreglass & concrete. Building Code of Australia & BASIX in NSW require rainwater tanks.

You’ll also save the environment by reducing demand on the mains water supply, in the process reducing your water bill in the long term.

We’ve compiled a list of rainwater tank suppliers below:-

12. Best Storage solutions for Granny Flats – “how to make the most of limited space”

Living big in a tiny house requires some creativity & imagination on the user’s part. Making the most of what space you have is the key..

There is a lot of unused space in any house. Make the most of your granny flat. Below are just a few tips to get you started.

There are many more ideas out there.. We will explore more in future posts.

Go vertical. There is a lot of unused space up high on walls. Extend shelving full height on walls
Use under stair space for pull out drawers or open shelving if stairs are the open type.
Digitize all documents, media, paperwork etc. In this age it’s easier to stream music then have a 1000 DVD’s or LP records laying around taking up valuable space.
Under utilized space under beds. Beds can come with lift up bases for storage under.
Outdoor storage..Stairs leading into the granny flat can be hinged allowing for shoes to be stored underneath.. Garden tools can also be stored here or in bought storage boxes.
Dining area seats can be built with storage under seats
.Downsize on everything. Do you really need all those extra dinnerware sets or clothes you haven’t worn since high school graduation ?
Install water proof storage boxes outside on patios or undercover pergolas.

13. Keeping your neighbours happy when you decide to build a granny flat… “best advice from a relationship expert”

Adding extra buildings to your rear yard always raises eyebrows and interest, from the neighbours. Understandably, it can create angst & tension in some cases.

You are about to change their immediate world. Are we getting new rental tenants next door or are the owners’ family moving in etc. ?

These are all relevant questions that may be raised. Some neighbours may not object initially but can then cause you problems later once construction commences.

It’s always best to discuss your plans early on with all neighbours who may be affected to resolve any future issues.

Also, remind your Builder to respect the neighbours when building work commences. No after hours work, loud radios, bad language. Make sure to contain rubbish in a designated bin. There are large fines imposed by local councils for not complying. It’s also important to respect neighbours parking arrangements.

14. Solar Energy – Best Products for your Granny Flat

As described by Finn Peacock – Chartered Electrical Engineer, Ex-CSIRO, Founder of SolarQuotes.com.au

A new solar system is made up of two major components – the solar panels, which go on the roof and the solar inverter, which will either go on the wall (if it’s a ‘string’ inverter) or on the back of each individual solar panel (if they’re what’s known as ‘micro inverters’).

Part of what makes buying solar hard for the average Aussie is that there are bucketloads of reputable brands of both solar panels and solar inverters out there – as well as a minefield of ordinary ones.

It can be quite difficult to make a decision on which brand to go with when everyone’s claiming theirs is the best. “What brand should I choose?” is probably the most common question that I get every day. Best Solar Brands as described by Finn

15. When space matters…. best ideas for separating the space between house & granny flat

Separation of the house & granny flat is an important aspect of planning a granny flat investment. Make sure you allow for this in your budgeting.

Of course, if the granny flat is attached to the main house it is not such a big issue but you should consider sound proofing and private entry / access to the granny flat.

There are very specific requirements under the National Construction Code (NCC) for separating walls between attached dwellings. For example party walls should be made of a non-combustible material ie.) steel framing, firecheck sheeting and Rockpool for gaps.

For detached or freestanding granny flats a fence is quite often used. Colorbond fences are very popular with Granny Flat owners but there are many other options including timber palings, rock walls, fibre cement, brickwork etc and/or combinations of the above and more..

Other alternatives could be creative landscaping like a garden hedge.

16. Smaller or Larger Granny Flat..which one is best for me ?

First of all you need to decide what the intended purpose for your granny flat will be now and into the future ? Are you building your granny flat for a teenage family member, as a home office, guest accommodation, for elderly parents or are you intending to rent it out for extra income ?

These are all relevant questions that need to be answered along with how much privacy is required for both the main house and the granny flat ? Do we need a private entrance ? Do we want to attach the granny flat to the main house or have it detached (stand alone) ?

Next, determine your budget and what is allowable in your local area. Generally speaking granny flats range in size from say 30m2 to 60m2 with decking not included as living space. By adding decking this can give a feel of a much larger granny flat.Also think of who will be living in the granny flat ?

If it’s a single person they may not need two bedrooms but maybe a larger living area, a studio perhaps ? Couples or even students may require more bedrooms.

17. Best landscaping ideas for your Granny Flat – is the grass always greener ?

Landscaping is considered a most important aspect of any new development. Granny Flats are no different. Councils have strict regulations in this regard.

The landscaping area that is required varies depending on the size of the property.

For instance, in NSW if it’s a 450–600 square metre block then it’s 20 % of that area which must be garden or softscape.

There are a multitude of ways to landscape around a granny flat. If it’s to be rented out you should consider maintenance of the landscape as tenants may not be as consistent in the upkeep. Consult with a landscaper or search sites like Houzz for inspiration.

18. How much $ value does a Granny Flat add to your Property ?

Who has imagined a nice granny flat retreat down the backyard to get away from that annoying family member, child playing loud music or just having a palace that can house your visiting friends or family.

Some of us also could do with the extra income a granny flat can provide. Estimates, depending on where you are located but rents can vary from $200 – $600 per week.

As for Capital value increase ? Adding a granny flat could increase your home’s value by 30 per cent and add about 27 percent to rental income, according to a CoreLogic/Archistar Granny Flat Report.

“Building a granny flat is becoming an increasingly compelling proposition for homeowners. Not only can it help to manufacture new capital gains, but it has the potential to generate rental income while meeting demand for more affordable housing,” says CoreLogic’s Head of Research, Tim Lawless.

19. Leasing out Granny your Flat…do I need a landlord’s contract ?

First of all in Australia, Victoria & South Australia do not allow you to rent out your Granny Flat. Those two states must not have an affordable housing issue 🙂

All other states & territories in Australia allow you to rent them out and claim all the usual taxation benefits, as you would with a standalone investment property.

When doing so it’s always best to use a landlord’s contract. If you use a real estate agent, its easy, they do all the hard work listing and managing the rent for you. If you choose to go it alone here are some useful links to sites below that may help you..

https://www.lawdepot.com/au/residential-tenancy-agreement/?pid=googleppc-37386308393-605864094215_sl-ggkey_granny%20flat%20tenancy%20agreement&gclid=Cj0KCQiAorKfBhC0ARIsAHDzsluIfwHjp2OzA2hwOcXqarMr8eRd0ZjeynxkquMNu2yJiIhlS6iE4lcaApt5EALw_wcB

https://tenantsvic.org.au/advice/starting-your-tenancy/rental-agreements/

Residential tenancy agreement – Fair Trading

20. Granny Flats & the Taxman…advice from a Taxation expert

CGT exemption for granny flat arrangements

A granny flat arrangement is a written agreement that gives an eligible person the right to occupy a property. From 1 July 2021, capital gains tax (CGT) does not apply when a granny flat arrangement is created, varied or terminated.

For more information on taxation issues relating to Granny Flats click on the Australian Government’s Taxation website here https://www.ato.gov.au/Individuals/Capital-gains-tax/Property-and-capital-gains-tax/Granny-flat-arrangements-and-CGT/

21. Tiny Homes as Granny Flats…”lay of the tiny land”… “what you can & can’t do”

Granny flats are usually larger in size and require council approval whereas a tiny home is transportable and does not require council approval.

Tiny Houses can be located almost anywhere there’s firm flat ground. They can be wheeled in and out when suits whereas a granny flat is built to stay in place.

Tiny houses are made in a factory setting whereby most granny flats are factory built or on-site built granny flats. They can also be modular or semi modular by design & construction, even “foldable”.

An “off grid” Tiny House is self-sufficient with a water tank and solar or fuel generated electricity. Granny flats are usually located in the backyard of an existing house with all services connected.

Being permanently fixed on a foundation and needing to comply with council regulations may limit where granny flats can be positioned on the Lot.

A really good Youtube channel on Tiny Homes can be found here @ Living Big In A Tiny House – YouTube

22. Granny Flat “types of construction”

These days there are a multitude of construction methods to consider. Traditionally built Granny Flats “piece by piece”; flat packed; semi modular; fully modular & even “foldable”… yes even foldable !

Let’s start with the old traditional method, which still works, but is slow. Let’s face it, as an old Builder myself, the industry has always been slow to adapt to change..the old “if it aint broke don’t fix it” approach.

Well, ok there must be faster ways to build a granny flat and the good news is… there is ! Below is a brief summary of a few other methods.

flat packed – flat pack granny flats are assembled & packed for in a factory for shipping, literally by ship and /or truck. All parts arrive on site and you need to put it all together, piece by piece.. The IKEA of granny flats so to speak.
semi modular – walls frames & roof structures are manufactured in a factory & delivered to site for assembly. Estimates of a 50% saving in construction time on site.
fully modular – are manufactured to 95% completion in a factory and trucked to your site ready to land on pre-built foundations.

There are advantages & disadvantages for all methods of construction. On-site labour costs are a huge factor to consider along with possible delays with weather & trade availability.

It’s wise to consider all options when deciding on which method of construction you choose to build your Granny Flat.

23. “Foldable” Granny Flats.. yes you read it correctly…

Foldable buildings are now possible. Granny Flats that are made in a factory with “hinged” walls & roof transported in a shipping container and delivered to your site and assembled in a matter of hours, in some cases minutes.

There are an increasing number of suppliers in Australia & globally. This video from Same Day Granny Flats highlight the simplicity and speed of a foldable granny flat. https://www.youtube.com/watch?v=ne_CPbsaLEg

We shall explore this space further in more detail in future Posts.

24. Attached or Detached ..what’s it to be ?

This is a tough question to answer… there’s a lot to consider.. First of all consider the end purpose ? Is this Granny Flat to be used for family or to be rented out as an investment property ? If it’s for family, then potentially there are not as many issues in relation to privacy / noise etc.

But hey ! even those teenage kids or relatives require their own space, so think carefully before deciding attached or detached ? For the elderly parents staying then you may consider a detached granny flat with a covered “accessible” walkway through to the main house.

Attached will take up less space in the backyard although a corner Lot opens up some more possibilities in terms of entries. Attached generally will cost more to build as cutting into an existing roof space of the main house is a rather large renovation along with the actual granny flat costs. More soundproofing would be required as well…

Granny Flats Australia, a well known Sydney Granny Flat company have a well written article here you may want to take a look at titled Privacy & Separation | Granny Flat Designs

25. Accessible Granny Flats … let us explain

Accessibility is a major consideration when building a granny flat, any home or building for that matter. When designing a purpose built “accessible granny flat” you will need to consider many aspects.

There are many reasons to design & build an accessible granny flat. The Aging Baby Boomer generation requires housing, downsizing, maybe allowing grown up children to live in the main house and look after Mum & Dad, person/s with permanent injury or disability or even families with young children who require an easier living space.

A good architect will know how to incorporate the following key considerations.

straight and unimpeded, step free path from the street and/or parking area to the entrance with no trip hazards at front door threshold ie) recessed sliding door.
internal doors & corridors that provide an unimpeded movement for wheelchairs throughout the house.
bathrooms that contain recessed floors and hob-less showers.
additional blocking in wall frames so as to enable grab rails to be installed.
kitchen & Laundry benches & space is designed for ease of movement. Height of benches for wheelchair bound persons to be of a suitable height.
powerpoints & light switches are at suitable heights for ease of use with larger and/or illuminated switches for sight impaired users.
door and tap hardware allowing users ease of use. Lever handles as opposed to round knobs are better choices.
window sills at a suitable height so as to allow users to be able to view outside space from either a sitting or standing space.
flooring is slip resistant to reduce the likelihood of slipping or falling.

Something to also consider can be “future proofing” your granny flat for the day when you or a family member may require an accessible dwelling to live in. Much cheaper to build it in now than trying to modify / renovate it at a later date.

A good link below here to the Shed House, a Sunshine Coast Granny Flat designer & builder of wheelchair friendly small homes Wheelchair Accessible Granny Flats – The Shed House

“accessible design” by DESIGNACUBE

26. Australia’s Ageing Population…when your home no longer suits your needs… what to do next ?

Obvious decision.. Just sell and move into a retirement village… well yes you could do that.. or ? you could build an accessible Granny Flat in your backyard, move in to it and receive all the services an aged care provider has to offer. Yes, this is possible.

You can even participate in “outings” offered by the Aged care Provider…this is all possible, all the while remaining in the community that you love.. No need to move.

You could also rent out your main home for income and/or let your adult children struggling to break into the housing market stay, in the process keeping the family unit nearby.

You have choices other than the obvious. Here’s an article on “What sort of housing do older Australians want and where do they want to live” ? What sort of housing do older Australians want and where do they want to live?

27. Ageing in Place…the conundrum ?

With our rapidly ageing population… How do we address the need for more suitable and more affordable housing ? This is a question that many people deal with on a daily basis.

Governments are constantly grappling with the crisis in available affordable housing. We don’t have all the answers but I can honestly say that Granny Flats hold some of the answers.

Think ahead if you’re approaching mid-life in your present home and considering creating a granny flat for additional income. One day you just might need more suitable accommodation.

So plan for that time and design your granny flat as an adaptable or accessible flat. You then have the option of moving into a “fit for purpose” home that suits your ageing needs and you can then rent out your main home for income.

28. Architect, Draftsman or Builder ….when deciding on plans for your Granny Flat

Ready to start the Granny Flat journey ? First step..what does it look like ? You will need a plan for starters. Who do I choose ? Am I happy with a stock standard “off the shelf” design supplied by a dedicated “one stop shop” designer & builder of granny flats ?

There are plenty of similar companies out there like this. These guys mostly compete on price but be wary… cheapest price isn’t always best… Look for a reliable competent builder with a good track record if you go this route. Product Review is a good place to start.

For those looking for a more customised design, look towards architects for help here. They can take more time (for which you will need to pay for). They will usually meet first of all for an initial meeting to broadly discuss your aims for the project.

Then they will usually provide a fee proposal which spells out all the services they can provide which can be from initial drafts right through to actual construction and overseeing of the project on your behalf.

Project Builders these days almost all of them design & build Granny Flats as well and have the resources to provide excellent design & build contracts (but usually only with a new House & Granny Flat included).

Project Builders overall $m2 rate for their granny flats is much lower than traditional Builders as they work on low profit margins with higher volume.

Plenty to think about before you decide which path to begin on the granny flat journey.

29. Which style of roof for your Granny Flat…Gable or Skillion roof ?

What is the difference between gable & skillion roofs ? Gable roofs are more traditional triangular shaped sloping sections of roof with ridge & hip capping. They provide enough slope for rain, hale & snow to slide off and have enough internal roof space to provide good ventilation and easy access for services, lighting, fans etc.

Whereas, skillion roofs are more expansive flat sloping surfaces, easier to construct and great for fitting solar panels to capture the precious sunlight for energy use. Very much a design feature on modern homes.

Skillion roofs should have a slope greater than and no less than 13 degrees. If a lesser slope than 13 degrees they must have appropriate sarking/and or insulation under the colorbond sheeting in order to comply with building standards.

Take a tip from an experienced Builder… it’s always best to include anticon (foil backed batt insulation) under all colorbond roofs regardless of slope of same.

McDonald Jones, Australia’s No.1 Home Builder has produced a great article which highlights the Pro’s & Con’s of both Gable & Skillion roofs…

Gabled Roofs vs. Skillion Roofs Guide for Home Builders | McDonald Jones Homes

30. Bathroom design for Granny Flats… best ideas for your bathroom

When designing a granny flat bathroom, a well planned design is the place to start. Overall size of the granny flat will no doubt play a part but there are some simple ideas that will enhance the end user experience. Do the tenants need a bath ? or will a shower suffice ?

Will the bathroom house a toilet or will that be in a separate room ? Is it basically an Ensuite to a main bedroom or will there be additional people living there ? Keep colours (paint & tiles) in a light colour.

Wall hung vanities with storage options enhance the experience. Big mirrors can give an illusion of space. Where possible, use skylight/s and hob-less shower spaces work best. We shall explore this space in more detail soon…. stay tuned 🙂

31. Best Foundations & Flooring Systems for Granny Flats

There are a number of types & methods of construction used in the foundations for granny flats. Typically it’s no different to what’s required in any house.

Historically, Builder’s have relied on either a concrete footing, brick piers and timber bearers & joists with sheet flooring on top.

Alternatively, an “all in one” concrete “raft slab”, which comprises footings, piers & slab combining to form a monolithic structure.

However, there are smarter and more affordable options. With the majority of granny flats being “landlocked” behind existing dwellings with limited access, the above methods can be labour & equipment intensive (costlier).

Excavating, removal of soil, running concrete pumps etc. are expensive ways to build. Here we explore a simpler, faster & less costly method of forming a foundation & flooring system for your granny flat without the added cost of a “typical method of construction”.

Mega Anchor Foundations Mega Anchor use less labour, no excavation & no concrete. They can be installed with as little as one or two semi skilled people in 2 days. A tripod system of anchors are driven into the ground with a jackhammer and a pre-formed steel bearer & joist system installed in less than 2 days. Timber Sheet flooring is then screwed to joists and you have a “fast built” platform ready to build your granny flat upon.

The Mega Anchor system / method of building produces very little waste which is a great thing for the environment. This Mega Anchor video highlights the strength of the footing system Mega Anchor Testing Heathcote

“a great granny flat begins with a strong foundation” MEGA ANCHOR

32. The Rise of the Granny Flat

There is no doubt, particularly in Australia that granny flats are on the rise in popularity. This has been the case for over ten years now. This will continue into the future with cost of living pressures, supply & affordability of housing, ageing population etc forcing people to reconsider their living arrangements.

Luckily, there are many older suburbs close to infrastructure that have large Lots / backyards that lend themselves to granny flats. The old house on a quarter acre block used to be the “Australian Dream”. Now it’s a case of just having a roof over your head on any size space, hence the “rise of the granny flat”. …….”more to follow soon on the rise of the granny flat”

33. Global Granny Flat trends

Do Granny Flats exist anywhere else other than Australia ? Yes they do but are named differently in various countries. They provide the same type of shelter for similar reasons.

In Australia, the term ‘granny flat’ is often used for a secondary dwelling on a property. The land is not subdivided with construction requiring approval from the council or relevant authority.

The approval process varies between States and Territories, and between local councils. This is different from a dual occupancy, where two primary dwellings are developed on one allotment of land, being either attached, semi detached or detached.

Secondary suites have existed in Canada since the 19th century where they took the form of coach houses, servant houses, stables converted to permanent apartments, and small apartments for young people within large houses.

Secondary suites became increasingly popular during the economic crisis of 1929 and the housing shortage following WWII. Other names for granny flats in Canada include laneway homes & garden suites. More recently, secondary suites are increasing in popularity and many municipalities are re-examining their regulations to support secondary suites

In Europe, In German speaking countries, a secondary suite is known as an Einliegerwohnung. In Norway, particularly in the bigger cities, it is quite common to build separate adjoined smaller flats for renting out. The owner of the main flat will rent out the smaller adjoined flats.

In the United Kingdom, “granny flats” are increasing in popularity with one in twenty UK households (5%) having such a space already. Furthermore, 7% of householders say they have plans to develop this type of space in the future. Stated reasons for constructing these spaces were diverse with 27% of those surveyed making plans for older relatives, 25% planning for grown-up children, 24% planning to rent as holiday lets, and 16% planning to take in lodgers.

In Sweden, 110 Friggebod (Swedish Small Room) ideas is a small house or room which can be built without any planning permission on a land lot with a single-family or a duplex house.

In the United States, secondary suites are generally referred to as accessory dwelling units or “ADU’s”. Zoning permissions and laws concerning accessory dwelling units can vary widely by state and municipality. Accessory dwelling units were popular in the early 20th century in the United States. ADUs became less common after WWII, however, when a shift to suburban development occurred and many municipalities banned ADUs through zoning regulations.

With increases in the price of housing in many cities and suburbs, increased awareness of the costs of low-density car-oriented development patterns, and an increased need to care for ageing Americans, many government entities and advocacy groups have increasingly supported ADUs. Some critics perceive ADUs a threat to the character of single-family residential neighbourhoods.

34. Affordable Housing Crisis.. are Granny Flats the solution ?

The term “housing affordability” usually refers to the relationship between expenditure on housing (prices, mortgage payments or rents) and household incomes.

The concept of housing affordability is different to the concept of “affordable housing”, which refers to low-income or social housing.

Granny Flats aren’t the only solution but definitely can be part of the solution. With vast tracts of urbanised Australia consisting of homes on large residential Lots, granny flats, or 2nd dwellings, are a readymade solution to provide accommodation for many.

Without being largely able to subdivide the majority of land that granny flats sit on then it does little to create affordable homes that people can purchase.

It’s long been said that “supply” or lack thereof supply, is the main cause of the affordability crisis. More competition ie.) more houses in the market drives prices down…this is the thinking behind the potential solution.

Could governments allow fast tracked subdivision of existing residential homes so that 1st timers or people needing to downsize can purchase a granny flat ?

If so, this would solve several issues in one.. It would allow baby boomer retirees to sell off either their main home for income and move into the purpose built “accessible” granny flat and/or just sell the granny flat allowing a 1st timer to enter the market at an affordable price.

This would also solve another problem… Keeping key workers like nurses, doctors, employees of city based companies etc. closer to the capital cities they work in as many older Lots suitable for granny flats are located closer to the main cities.

35. Investor appeal of Granny Flats

Australia has one of the world’s most progressive taxation systems when it comes to housing. In effect, Australian home owners of investment properties can “write off” their expenses incurred on the investment property including all bank interest paid on the investment property against their personal income tax.

This has created a plethora of Mums & Dads who have entered the housing market for the 2nd, 3rd & multiple times, amassing portfolios of investment properties..Some say this combined with lower interest rates has kept 1st time home owners out of the market, unable to compete with the rising prices purportedly accelerated by investment buyers.

Lack of supply is more likely the issue, not enough properties. For many years, way back, Australia rode on the sheep’s back for prosperity. Many Australians are now riding on the back of the housing industry.

36. Brick Veneer for my Granny Flat … or not ?

Or not I say….. as an old Builder who has built and/or overseen the construction of hundreds of homes & granny flats I definitely prefer alternatives to brick when building a new home or granny flat.

Many will disagree with me but here are a few things to consider. You should always try to create the best possible outcome in terms of end user appeal, capital value increase, maintenance etc. However, plain old brick veneer comprising the whole granny flat exterior can be a bit boring.

A combination of brick and various cladding types enhance the appeal & value. Alternatively, a whole granny flat built with composite materials (not brick), if designed carefully, can add fantastic value, both in visual appeal & capital value.

Disadvantages of using brick veneer…..

bricks are more expensive to purchase & have them laid.
trade shortages mean good bricklayers are hard to come by.
granny flats built with bricks take longer to build.
you may tire of the look of the bricks or they go “out of fashion”. It’s then difficult to “change the look”. Options are usually render, bag and/or paint the bricks… very costly.

Advantages of using composite or cladding materials….

composite materials are generally cheaper to purchase. More variety of materials to choose from and visually more appealing.
one less trade to encounter. Carpenters can do the frames, exterior cladding and fix-out, therefore creating a faster and less stressful experience.
easier to transport / carry materials other than bricks to rear of main home/s.
can compliment older main homes, many of which are still older fibro homes.
lighter & less waste to remove from site. Less cost in removal & tip fees.
easy to change the “look” in future with a new coat of relatively inexpensive paint.
hebel panels for example look like rendered painted brick but are quicker to install and provide a higher thermal energy rating.

37. “In-Home Services” for “accessible” granny flat living

Aged Care Providers provide in home services to person/s listed under the Australian Federal Government’s My Aged Care system & Aged care | NDIS. You can choose any Provider to deliver a variety of services direct to your home (granny flat).

You can for example have one Provider do your gardening and a separate Provider call in for personal care i.e) bathing, serving meals and /or medical needs. We certainly are the lucky country in Australia when it comes to looking after our senior citizens and those of disability.

There are 906 Providers of In-Home Services in Australia according to the Australian Federal Government’s My Aged Care website.. Here you can click on a link below which has a tonne of information Find a provider

38. Keeping my Granny Flat liveable under Australian Federal Government’s My Aged Care programme

Asking for help doesn’t mean losing your independence; it’s quite the opposite. Getting a little help with daily activities means you can stay independent in your own home for longer. In fact, a little support can lead to a much better life.

Help at home looks different for different people. It may mean getting help with shopping and cooking. Or it could be receiving personal care to bath, dress, and get in and out of bed. It may even mean getting modifications to improve your safety and movement around the house.

Getting some help at home can enable you to continue to live independently in your own home for as long as possible. Australian Federal Government’s myagedcare programme can provide help… Aged care services

39. Best floor covering ideas for Granny Flats

You have some options with flooring for your granny flat. Vinyl, real timber boards, composite timber boards, polished concrete and/or ceramic tiles are the norm.

If you have a concrete slab as a base you will need to do some preparation beforehand. Ironing out any hollows (indentations) with a self levelling compound is required here before any flooring is laid.

Choose a good underlay for laminate of composite timber flooring, leave gaps at walls for expansion and install skirting boards on top of timber or veneer flooring. For tiles install skirting boards first before laying tiles.

Types of Flooring

vinyl flooring – the cheapest alternative & there are some good products on the market
polished concrete – as the name suggests the concrete slab surface is polished with a heavy machine to a shiny finish exposing the aggregate in the concrete.
tiled floor – slab is prepared and tiles are “stuck” or glued down to slab. For wet areas ie.) bathrooms, laundries, toilets etc a sand & cement screeded base of 30- 40mm is recommended. Some Builder’s will make these wet areas “recessed” when pouring the slab so as to avoid trip hazards at the doorways.
laminate Flooring – most popular with granny flat construction. Affordable & easy to lay. Comes in various lengths & widths plus a variety of colours. Hard to tell the difference at times compared to real timber.When laying on concrete slabs make sure to prepare the floor with a self levelling compound like Ardithttps://dunloptrade.com.au/product/dunlop-ardit-floor-leveller/ to ensure a nice flat surface.
timber – the real thing. More costly than laminate flooring and it requires battening if flooring is to be laid upon a concrete base. For a bearers & joist flooring setup (assuming floor is level) then no battening is required.
Insulated Timber Flooring – for a more “beefed up” version & a better “green envelope” try red tongue STRUCTAflor GP General Purpose – Australian Panels (high thermal value) foil backed particle board sheeting timber boards fitted to top of same.

40. Managing my relationship with my Builder

Building a great home takes determination, creativity and a great partnership with your builder, says Stephen Thompson, Managing Director of Allworth Homes reveals how to keep your relationship with your builder intact during the often-fraught process of constructing a home.

When it comes to constructing your dream home, the quality of your relationship with your builder really matters. Not only is this relationship a long one – as long as one to two years if you date it back to the approvals stage – but a positive partnership can also result in lower costs, less stress and a better result. Here’s how to achieve this trifecta. https://www.houzz.com.au/magazine/how-do-i-manage-my-relationship-with-my-builder-stsetivw-vs~113903518

41. Choosing the right Builder for your Granny Flat ..”not always the cheapest quote”..

Considered one of, if not the most important aspect of a granny flat build is “choosing the right Builder”. Your Builder must be someone who will listen to your ideas and action your ideas into a workable plan based on your needs & budget.

He should be approachable, trustworthy, be a good communicator and instill the confidence in you from the “get go” that he can deliver your project as planned, on time, and to the agreed budget.

On the contrary you must also be patient and once you’ve decided on who you shall go with then put your trust in them and let them get on with the job.

Your Builder should provide you with regular updates at a minimum of once a week, even if nothing is happening. Allow for extra time added on to the contract due to inclement weather and plan from the outset that your granny flat may not be completed within the period allotted.

In these crazy times of material & labour shortages you may need to allow a “buffer” of extra time when planning final outcomes.

42. Granny Flat Home Office .. design the perfect home office

With more people working from home than ever before we decided to compile a list for you of all the things you shall require when setting up the perfect home office.

home office furniture & seating
height adjustable desk
seating including visitor seating
shelving & storage
lighting
powering & charging points
tech hardware & phones
computer & monitor
printer
keyboard & Mouse
phone & mobile
router
TV
refrigerator
coffee making mini bar

43. Airbnb Granny Flats…important taxation information

Creating an airbnb rental out of your granny flat can be a good idea. However, there are some things you need to keep in mind. Will you still be living in the main house or renting it out on a permanent basis ?

You need to consider your main tenants in this scenario.. How will the constant change of visitors to the airbnb affect their privacy ?

Something else to consider. With the rise of property values in Australia, the impact of Capital Gains Tax (CGT) has minimised or even eliminated the benefit of turning your granny flat into an airbnb.

Whilst you may love the concept of extra income it does come with a caveat. If you see your home (which includes the granny flat) you will likely be up for capital gains tax as percentage of the overall property ie.) your granny flat takes up 80m2 of your 600m2 block ? of which you will pay a pro-rata CGT amount.

Of course, you may not ever sell your property & therefore do not need to worry. Be sure to seek reliable expert advice from your accountant before embarking on an airbnb journey. https://www.airbnb.com.au/?tab_id=home_tab&search_mode=flex_destinations_search&refinement_paths%5B%5D=%2Fhomes&flexible_trip_lengths%5B%5D=one_week&location_search=MIN_MAP_BOUNDS&monthly_start_date=2023-07-01&monthly_length=3&price_filter_input_type=2&price_filter_num_nights=5&channel=EXPLORE&category_tag=Tag%3A5348&search_type=category_change

44. Granny Flat “pre-design” Checklist…

If you are planning or even dreaming about building a granny flat, you need to do some initial research before even talking to a Builder or an Architect.This early stage research will save you time & money in the long run.

You need to first find out if it is even allowable to build a granny flat on your Property ? Why go to a Builder or architect without the basic information. This information is not difficult to find and anyone can do this but you need to know where to start.

The most important question is “Can I Build a Granny Flat on my Property” ? The most important answers will be found with the NSW Government’s planning department, local government’s Planning department and your local Utilities providers.

We have compiled a helpful tick box checklist below to help you on the start of your granny flat journey.

THE GRANNY FLAT PRE-PLANNING CHECKLIST

determine if you are allowed to build a granny flat on your site. Check with your local council planning department or consult with an expert ie.) architect, town planner, Builder etc. 450m2 is the minimum Lot size in NSW for example that a granny flat can be built on.
design – settle on your draft design – which “must have” items and what I can do “without items” Make a list of all the important & necessary items.
test the water with a quote from a Builder
determine your final budget – allow a “Contingency sum” of say 5% on top for cost overruns.
check Access to your back yard – will materials & trades be able to access the site ?
services connections – is gas, water, stormwater & electricity services nearby and accessible ?
try to position your bathroom & kitchen so they share a common wall. This is more cost effective for plumbing works.
open plan living areas facing north in Australia are best with sliding or stacker doors opening onto a deck. This always provides a good feeling of space.
slope of your back yard will determine what type of footing / foundation is required
trees – are there any trees that will need approval to be removed & at what cost ? Get a quote.
orientation of your proposed granny flat ? Try to capture as much sun as possible into the main living areas.
don’t forget demolition of existing structures ie.) garden sheds, pools etc.. tip fees are quite high as well so make sure to add up all the “sundry item” when collating your final budget
final design – settle on your final design and develop a full set of plans including engineering, Basix & BAL assessments, if required.
colour Selections – choose your selections wisely. Consider hiring a Colour Consultant. An experienced Colours consultant can save you precious time and pain usually at a very modest price. Choose all your internal finishes. ie.) Kitchen, wall & ceiling colours (stick to neutral palette if renting out), tapware, appliances, flooring choices etc whilst externally, cladding materials, fascia, gutter & roofing choices plus paint finishes. Taking a step further, choose decorator items like blinds, shutters, lighting etc.
finalise approvals – lodge your building application via your Builder, Architect or as an owner/builder either through a Private Certifier or Local Council. Once approved, apply for a Construction Development Certificate (CDC) and you’re good to commence.

45. Granny Flat Consultant List…contact details for expert Granny Flat construction industry consultants

Stuck on where to start on the granny flat journey. We have compiled a list below of Granny Flat Consultants you may require when putting your plans together.

This is not a comprehensive list but a starting point. We shall explore this list in more detail in future posts.

46. Bushfire Attack level (BAL) ratings – proposed Granny Flat home in a BAL rated zone ? What is BAL rating..how to comply ?

A Bushfire Attack Level (BAL) is a means of measuring the severity of a building’s potential exposure to ember attack, radiant heat and direct flame contact. It’s measured in increments of radiant heat (expressed in kilowatts/m2).

A BAL is the basis for establishing the requirements for construction (under the Australian Standard AS 3959-2009 Construction of Buildings in Bushfire Prone Areas), to improve protection of building elements from bushfire attack.

Before building any dwelling there are many steps to be taken before approval is given to commence construction. One of those steps is to determine if your proposed dwelling is located in a bushfire risk area.

There are a number of different levels of risk. How do you know if your home is in a Bushfire Zone ? Only an expert should determine this.

Your Level of Risk

Your level of bush fire risk affects your development requirements – the higher the risk, the more protection you need. We use the term ‘bushfire attack level’, or BAL, to quantify this risk.

Your level of bush fire risk is affected by the area you live, the vegetation, the distance from the vegetation to your home, and the slope. As part of your rebuild process, you will need to confirm your BAL in a written report.

The NSW RFS can help with this step.Alternatively, many people complete this step with a bushfire consultant. You can find an accredited BushFire Consultant at www.fpaa.com.au.

There are six bushfire attack levels (see table below). BAL-Low is the lowest bushfire risk and Flame Zone is the highest.

BushFire Attack Level

BAL	Description of risk
BAL – LOW	Lowest risk from a potential fire.
BAL – 12.5	Risk is primarily from potential embers during a fire.
BAL – 19	Moderate risk, particularly from embers and burning debris.
BAL – 29	High risk, particularly from embers, debris and heat.
BAL – 40	Very high risk. Likely to be impacted by embers, debris, heat and potentially flames.
BAL – FZ	Extreme risk. Directly exposed to the flames of a potential fire front.

47. The Granny Flat process – design 1st, approvals 2nd, tender out to Builders… is this the best approach ?

Starting the granny flat process is probably the hardest part. Once you’ve decided which route to go then it’s full steam ahead. Let’s spell out which options you have.

design & draw plans yourself. Harder than it looks. Not for everyone.
hire a draftsman. If you find a good draftsman then your search is over. A good draftsman can design an attractive & functional granny flat for less cost than say an architect. Depending on your level of detail required and if you require further input then go with the draftsman.Most draftsman know plenty of other consultants they can recommend for you to get your project approved.
hire an Architect. Probably the least chosen path at the beginning.Those with a larger budget and those looking for a “hands off” approach & rather an architect organise everything from A-Z. An architect can do the whole thing from initial draft designs to completion of construction and landscaping. Architects can provide a Fee proposal at the beginning of the project which outlines all prices for various milestones.
hire a Builder. A Builder will work with you to design a plan according to your budget and will build the granny flat on your behalf with yourself making progress payments along the way.
hire a “dedicated” Granny Flat Builder. There is a plethora of granny flat builders out there with their own inhouse designs that usually suit the majority of granny flat clients. They should provide a fixed price contract which should spell out what is and what isn’t included such as granny flat completed but say no landscaping or driveways included.

48. Can I Build and Occupy a Granny Flat in NSW whilst my main home is being built ?

Residents who need to rebuild their home may want to live on their land while construction of their new home is underway.

Amendments have been made to facilitate a number of temporary accommodation options for residents such as the installation of a movable dwelling or manufactured home, without the need for council approval.

Another option is for residents to construct a secondary dwelling (granny flat) to live in while their main house is being constructed. This will only be possible where secondary dwellings are permitted (mainly residential zones).

Further information on secondary dwellings can be found on the NSW Planning Portal.

What is the approval process ?

Obtain approval for all works (Development Application or Complying Development Certificate)
Construct granny flat
Obtain Occupation Certificate (OC) for granny flat
Construct main house
Obtain final Occupation Certificate for all works – within 5 years of first OC

49. Pitfalls of renting a Granny Flat

As the Housing crisis in Australia unfolds, particularly NSW, there has been a marked increase in the construction of granny flats as landlords look to cash in.

Granny Flats were originally intended as their name suggests for the elderly relatives to reside in. In recent times this has changed dramatically to accommodate the need for more rental accommodation for renters.

As a result, there has been an upsurge in disputes between landlords & tenants of rental properties, particularly in the Central Coast, Hunter, South Coast and South West Sydney.

When a new granny flat is installed disputes often arise when a landlord decides to install a granny flat in the yard of an existing tenancy. This is, of course, a breach of the access and privacy terms of the tenancy contract.

Landlords sometimes start work without any notice to the tenant and so there is no time to object or negotiate. In this process, the existing renters frequently lose amenity, backyards, sheds, clotheslines, driveways, carports, fences, privacy, electricity and water etc.

The existing renters may consider negotiating with the landlord, or applying to the NSW Civil and Administrative Tribunal (NCAT) for a remedy, such as a rent reduction or for the landlord to cease breaching access rules.

However, the power imbalance between the parties and low vacancy rates often means that renters cannot in practice stop the work or gain compensation or other remedies.

If you are planning to rent a granny flat be sure to check if water & electricity is separately metered before signing an agreement.

Also, it would pay to call in on the main house and check with the tenants as to their experience with the landlord and how they feel in regard to a new close by neighbour ?

Not a good idea to sign up to a waiting tsunami of potential problems.

50. Eight of the Best Granny Flat Designs

Deciding on which are the best granny flat designs is impossible. It really is a personal choice and comes down to the intended use, budget & “wants & likes” of the owner & architect.

Here we showcase 8 designs from NSW based design team @https://designacube.com.au/

Standard Studio
Standard 1 Bedroom
Standard 2 Bedroom
Expanded 1 Bedroom
Accessible Studio
Accessible 1 Bedroom
Accessible 2 Bedroom
Extended Deck option

51. Different Australian Granny Flat styles…

Link below to some of Australia’s best granny flat styles courtesy of HOUZZ …a great place for granny flat inspiration Modern Granny Flats: The Solution for Your Family’s Needs?

52. ADU’s in the USA (Accessory Dwelling Units)

Granny Flats come by different names. In California USA they are called Accessory Dwelling Units (ADU’s). ADU’s vary in popularity in terms of type. Detached, attached & garage & attic conversion are aplenty.

An accessory dwelling unit is a really simple and old idea, having a separate second small dwelling right on the same block of land as the main home or attached to your regular single-family house.

Town Planners call them ADUs (Accessory Dwelling Units). They are also known as granny flats, in-law units, laneway houses, secondary dwelling units, and many other names.

ADUs can be tiny houses however Tiny Homes aren’t always ADUs. People build them for varied reasons but the majority either build for rental income or to house a family member…albeit the old original granny needing a place to stay.

Rules for ADU’s do vary from city to city and state to state. Below is a link to Accessory Dwellings who provide a comprehensive list of states & relevant cities planning portals for all the rules in relation to building an ADU in your local area.

Looking for help with your ADU project ? Caitlin Bigelow Chief Executive Officer and Founder of ADU company Maxable. Growing up in an East San Diego County home with a small granny flat rented out to help pay the bills, Caitlin saw for herself the many financial benefits ADUs provided her parents and the stability it brought to her young family. After sweeping legislation changes, she founded Maxable to help more families like hers reap the financial and social benefits.

53. Garages… the untapped useable space

Many older homes have an attached garage. These spaces aren’t used to house cars and often ultimately end up being used as “storage spaces” for all manner of junk.

Did you know that you can turn your old garage into a liveable and/or rentable space. Or why not make it into a n entertainment space ie.) games room with a snooker table or ping pong, a place for family & friends to catch up.

Alternatively, a home office, guest room or just rent it out for income. Typically on average a garage conversion costs approximately 50% of what a new build under a main roof would cost. You will need a design and building approval if you intend to rent it out. However, best to check with your local certifier or Council.

54. Converting a garage into a granny flat

Minimum ceiling height for a habitable room under the National Construction Code (NCC) which has superseded the Building Code of Australia a garage is considered to be a Class 10a structure.

Therefore, development approval is required to meet the standards of a Class 1a habitable space. If your garage ceiling height is less than 2.4m above the finished floor level (FFL) which is the minimum height for a habitable area it means it may not be suitable for a garage conversion.

However, if your garage has a pitched roof you may be able to expand the height into this space. Approval can be achieved either through your local Council or via a private Certifier.

Personally speaking, as an experienced licensed Builder, I’d go with the private Certifier as Councils can be more prone to delays in processing which adds to cost.

Other considerations to take on board are natural light of which you need at least 10% of the floor area. In many cases if your garage has a roller or tilta-door you can replace panels with glass to easily comply.

If your garage conversion is closer than 900mm to the boundary, you will need to fire rate the adjoining wall.

In NSW, if you are transforming the garage into a granny flat, it will need Building Sustainability Index (BASIX) certification for energy efficiency. In other states and territories, the Nationwide House Energy Rating Scheme (NatHERS) certificate applies to residential dwellings.

Termite control, insulation, waterproofing, electrical & plumbing all need extensive consideration.

55. Flat pack granny flats…Bunnings

Do Bunnings provide flat pack granny flats ? Yes & No.. Yes they tried them in Australia a few years ago but no longer sell them in Australia. They do however sell them in New Zealand under Bunnings own New Living Co. brand according to The New Daily

Can you produce a granny flat yourself with items / products bought from Bunnings stores in Australia ? Yes you can if you follow Bunnings guide Top Granny Flat Planning And Design Ideas To Consider – Bunnings Australia

56. Wants vs Needs

When designing your granny flat make sure it’s fit for purpose ie.) the design & inclusions should be suited to the end users needs. Make up a list of what end users would likely need and also a list of what you want to see in the design & inclusions of your granny flat.

By providing a basic laundry into the bathroom or kitchen can make the studio space more liveable. Including a small dishwasher into the kitchen space is a good idea.

Planning to rent out the granny flat ? Privacy is a big issue for any tenant so be sure to include a separate entrance & make sure gas, electricity and water are all separately metered.

57. Product Choices for your Accessible Granny Flat

Planning to house elderly folk in your granny flat ? Consider making life easier & safer for your grannys by ensuring some simple considerations are taken into account with selections of products.

Choose lever type handles & taps. Sensor lighting is a good idea in hallways & toilet spaces. Provide non-slip flooring choices & easy gliding kitchen drawers make life more enjoyable for the tenants.

Where necessary you should provide handrails, especially where steps are involved. Ideally a flat site with no trip hazards is preferred. Consider recessed sliding doors opening onto decks.

58. Toronto Canada based ADU Company taking an innovative approach with their clients investment Properties

Suite Addtions’s Dan Tran from Toronto has been helping his clients with a “phased approach” to building their residential property portfolios.

With relaxed rules around Accessory Dwelling Units (ADU’s) he advises clients to develop the basements of their initial investment property, rent it out then look to add a garden suite to the rear yard.

This helps cash flow and allows the clients to re-finance and access the increased equity in the main house / basement before moving on to the Garden Suite.

Dan says the KEY is Planning and setting expectations with tenants. Best to be transparent with your main house / basement tenants and let them know in advance your future plans for the Garden Suite to save any conflict later..

59. What is a Granny Flat ?

Designed for one or two persons, a granny flat is a self-contained living area usually located on the grounds of a single-family home.

A granny flat can be detached, or it can be attached to the other dwelling. It is sometimes called a granny flat because it is a popular way for families to accommodate ageing parents…check out “The Spruce” for the rest of this story. What Is a Granny Flat?

60. Granny flats allowed to hit the tight rental market to help Queensland’s housing crisis

Queensland home owners who have granny flats will be allowed to rent them out over the next three years under emergency planning changes designed to alleviate the state’s housing crisis.

The move will enable secondary dwellings to be made available to people other than immediate family members and expand accommodation options for smaller households, such as students, single persons, older people and couples.

Premier Annastacia Palaszczuk said the change would mean “cheaper properties will enter the rental market, helping thousands of people”.

Currently, secondary dwellings are only able to be used by family, Deputy Premier Steven Miles said. “At the same time some Queenslanders are sleeping in their cars or in tents,” he said… for the rest of this story go to the abc network story Granny flats allowed to hit the tight rental market to help Queensland’s housing crisis – ABC News

61. A ‘Granny Flat’ Big Enough to be a House !

What was previously an unused portion of an inner city block, shrouded in overgrown garden and decaying outhouses, has been transformed by Shelley Roberts Architects into a spacious double-storey dwelling.

Lined with plywood and burnished concrete flooring, the space is minimal without being sparse. Carefully deployed materials, soaring ceilings, and the seamless integration of green vistas give this space intimacy, character and warmth. For more of this story A ‘Granny Flat’ Big Enough To Be A House!

62. 20 best NSW suburbs for Granny Flats

The top 20 suburbs in Sydney for granny flat potential by number of properties that have enough space to include a granny flat, according to CoreLogic and Archistar, are:-

1. Castle Hill

2. Baulkham Hills

3. Carlingford

4. Cherrybrook

5. West Pennant Hills

6. Blacktown

7. Frenchs Forest

8. St Ives

9. Wahroonga

10. Epping

11. Ryde

12. St Clair

13. Kellyville

14. Seven Hills

15. Quakers Hill

16. Turramurra

17. Pymble

18. Eastwood

19. Greystanes

20. Beecroft

63. How to Get Organised When You Live in a Small House

Learn how to get organised when you live in a small house with these simple organisation tricks and ideas. If you’d like to learn more about organising your small house space then go to Abbie Lawson’s blog @ How to Get Organized When You Live in a Small House

64. Designing your granny flat to look like a home

Blending your granny flat to look like your home…go to HiPages for this story written by Kat Tate https://hipages.com.au/article/designing_your_granny_flat_to_look_like_a_home

65. The Best Eco Friendly Products for your Granny Flat

Building sustainably by use of the best energy efficient building materials available should be on every home builder’s mind when designing their granny flat. Houzz is a great site for inspiration.. Here we direct you to their guide on the 7 most eco friendly building materials.

Going Green: The 7 Best Eco-Friendly Building Materials

66. Surviving the build with your relationship intact

As an experienced home builder I’ve seen quite a few relationships fully tested due to the stress of the building process.

In trying to offer a solution and advice for those contemplating building a home or granny flat I came across this Post from Blythe Building company of the Greater Columbia South Carolina USA region.

They spell out good universal advice for couples before committing to the arduous process of designing & building a home.. 11 Marriage Stress-Busting Tips When You Are Building a New Home

67. Granny Flat Design Inspiration.. look no further than HOUZZ

Houzz are always a great source for any design inspiration.. In this post houzz have excelled in showcasing 75 of the best granny flat designs. Knock yourself out ! 75 Beautiful Detached Granny Flat Ideas & Designs – February 2023 | Houzz AU

68. 10 Best Energy saving products for Granny Flats

Here is a good guide to energy saving devices / products for your home and/or granny flat https://theenergyprofessor.com/energy-saving-devices/

69. The best Hot Water Service (HWS) for Granny Flats

Below is a guide to 4 types of hot water systems you may want to considerhttps://build.com.au/which-hot-water-systems-are-most-efficient

70. Decking – add value to your Granny Flat by the addition of a timber deck

By adding a timber deck to the surrounds of your granny flat you are adding tremendous value both in capital value but most of all in the amenity or use of your granny flat.

A deck brings the outside in and adds a flow to the living area or your bedroom areas. For a list of ten top deck Builders in Sydney go to:- The 10 Best Deck Builders near Sydney NSW (Feb 2023) – hippies

71. Attached Granny Flats … get the lowdown on the latest designs

Attached granny flats take up less space in the backyard and can tie in beautifully with your existing home.

If your intended end use is for a rental arrangement make sure you cater for a private separate entrance & acoustic insulation between the party wall/s.

Consider extra parking space for tenants & separate metered water, gas & electricity. You will likely need it fire rated (check with your Certifier or Council).

If you’re looking for inspiration take a peek at houzz.com.au for attached shed & granny flat ideas.. 75 Beautiful Attached Shed and Granny Flat Ideas & Designs – February 2023 | Houzz AU

72. Cost guide to Build a Granny Flat

Costs to build a granny flat are varied & dependent on many factors. Factors such as size, construction style, location, materials chosen, inclusions, whether it’s in a BALrated zone, choice of Builder, lack of Supervision by an experienced Builder ie) DIY.

Lack of Supervision can blow the costs out. If a project isn’t coordinated well, trades can lose faith and leave the job if called up & the job is not ready for them.

Example: Owner Builder books the tiler to commence. Tiler turns up and waterproofing is not completed or certified in time to tile. He leaves the site and demands payment for a return trip. Problem is twofold as it’s an extra cost and also adds time onto the project, disrupts following trades already booked, which is costly.

With an explosion of granny flat companies opening in recent years all competing in the same market where do you start to look ? Competition is a good thing but you need to really do your homework.

Are you happy with a stock standard design, a basic design for a modest price or are you after a more customised design and personalised service with a custom Builder.

Granny flat prices are thrown around like confetti.. Starting at ridiculously low prices and easy to put together with a kit 🙂

Don’t underestimate the value of good Supervision by an experienced Builder or Tradesperson.

All granny flats whether a studio,1,2, 3 or 4 bedroom all have the same costlier components ie.) design fees, council & or / statutory fees, foundations, bathrooms & kitchens etc.

As a Cost guide allow the following cost range for Granny Flats bearing in mind under current cost pressures, pricing has risen substantially.

Home Office – basic construction single room – $30 – $60k Studios – starting from say – $70k – $100k One Bedroom – starting from say $110k – $130k Two Bedroom – starting from say $150k – $250k

# An architect designed model will likely cost more.

73. Modular Granny Flats…benefits of “off site” construction

Modular construction means that all the components are put together or built whole in a factory and delivered to site onto ready made foundations quite often taking less than a day to finalise on site.

For more information on modular construction visit www.anchorhomes.com.au Anchor Homes are a quality modular home Builder.

74. Granny Flat Kits … list of Australian Kit Home manufacturers

“Coming soon”

75. QLD Government changes to renting granny flats explained

On Friday 23 September 2022, the Queensland Government announced that property owners can now rent secondary dwellings, such as granny flats, to non-household members.

The government amended the Planning Regulation 2017 to support this change, with the intention of reviewing the legislation changes after three years. For the full details and explanation go to the QLD Government site..

Changes to renting granny flats explained | Residential Tenancies Authority

76. 2 Storey Granny Flats…best designs

2 storey granny flats are allowable in most council areas. In NSW to comply with the State Government’s Environmental Housing Policy 2009 total floor areas can’t exceed 60m2.

Best designs cater for living areas downstairs with living quarters upstairs. Clever placement of stairs allows more usable space. Don’t forget to include a toilet upstairs.

Don’t want to be traipsing or tripping down stairs in the middle of the night. Side & rear boundary distances are reduced due to height of the 2 storeys.

77. “Off the Plan” Granny Flat designs

“Coming soon”

78. Renting out your Granny Flat… “do’s & don’ts“

How to Choose a Good Tenant for Your Granny Flat – A Landlords Guide

79. Luxury Granny Flats…fresh design ideas

“Coming soon”

80. Flat pack Granny Flats

“Coming soon”

81. Retaining wealth within your family…Granny Flat law

You may decide to enter into what is called a ‘granny flat arrangement’. This is usually an arrangement between you and your adult child where you make a financial contribution to a property in exchange for the right to live in the property.

It might involve the construction of a separate dwelling on your child’s property or renovations to the existing property. Or it may involve you selling your home and buying a new home for you and your family to share.

It may also include an agreement that they will provide you with physical care and support. A good place to start for free initial advice in NSW may be Legal Aid NSW For all other states of Australia refer to your relevent state government’s website for legal aid.

Tip 1: Get it in writing

Tip 2: Get legal advice

Tip 3: Hope for the best but plan for the worst

Tip 4: Think about your pension

Tip 5: Get legal advice quickly if things do go wrong

82. LA ADU STORY: How a State Law sent Granny Flats off the charts

An older but interesting story below from sightline.org based in Seattle with Sightline Institute staff, fellows and contributors work remotely from across Cascadia and beyond. They have team members in Alaska, British Columbia, Idaho, Montana, Oregon and Washington. LA ADU Story: How a State Law Sent Granny Flats off the Charts – Sightline Institute

83. Some of the best Granny Flats…open invitation

We invite anyone (Builder or owner) to send in their completed Granny Flat with photos & details. We shall highlight these & showcase them on your behalf. We would love to see what’s out there.

84. Sub-division…Granny Flat or Sub-divide ?

“Coming soon”

85. Bedrooms…how many bedrooms can I have in my Granny Flat ?

“Coming soon”

86. Where are secondary dwellings (granny flats) allowed in NSW ?

Secondary dwellings are permitted through the State Environmental Planning Policy (Affordable Rental Housing) 2009 (the Affordable Rental Housing SEPP) in residential zones (R1, R2, R3, R4, and R5). They may also be permitted in other zones under council’s Local Environmental Plan (LEP).

A primary and secondary dwelling can also be approved through a development application by councils or a CDC by council or a private certifier who can issue a single CDC for the whole development.

To be approved as complying development, the secondary dwelling must meet several requirements and development standards set out in the Affordable Rental Housing SEPP, while the primary dwelling must meet relevant standards set out in the Codes SEPP.

A lot on which a secondary dwelling is constructed through the provisions in the Affordable Rental Housing SEPP cannot be subdivided.

There are additional requirements for complying development on bushfire prone land and complying development cannot be undertaken in areas of Bushfire Attack Level 40 (BAL-40) or the Flame Zone. See more about development in bushfire prone land NSW Rural Fire Service website.

87. Converting my Shed to a Granny Flat

Great idea as long as the “bones” of the shed are intact and sound, free of termites.. Best to consult with a Town Planner and/or Certifier or advice from a Builder as to potential to comply with the Secondary Dwelling Granny Flat policy and local Council requirements.

Check for termite activity and any asbestos components ie.) wall & roof sheeting etc. most older products/ structures pre 1984 contain asbestos. This is ok if not disturbed but can be very expensive to remove and /or dispose of. There are very strict penalties for incorrect handling of asbestos. Cost effective solution is to sheet over existing wall boards and /or cladding.

To comply as a granny flat you will need water and a toilet. Power is also handy 🙂 Check to see where all services are on your block and how difficult or easy they are to connect. eg.) if your Lot slopes to the rear but your house drains to the front of the Lot for stormwater you may end up in the costly situation of having to pump stormwater back up to the street from the granny flat.

88. Best Kitchen ideas for Granny Flats

“Coming soon”

CONCLUSION / WRAPPING UP

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