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      10-19-2020, 04:41 AM   #1
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Converting Garage?

Hi

As this is an 'Off Topic' forum, I wondered if anybody had any thoughts or experience with this.

We live in a 2015 New Build and with a 7.5 month old, we seem to need more and more space and the 6 foot table and chairs in our lounge takes up a lot of space!

We have an attached 7m x 3m garage on the side of the house right next to the lounge and a car is never parked in it, its largely empty other than some racking and the bins.

I have done some research and it seems permitted development rights we removed as part of the development which is handy so I will have to go down the full planning route.

I would like to leave the garage door on and just build a box inside the 5m x 3m rear of the garage so a stud wall between the new room and the front of the garage. The room would be our dining room and my office when working at home. Probably no rear window as we have a rear door to the garage from the garden anyway and this would remain. I would get a door cut out between the lounge and the new garage room.

I guess planning would likely be ok as its not altering the footprint and we are keeping the garage door anyway but my conundrum comes from our 'Local Plan' which states 3 Bed Dwellings need 2 parking spaces which means our driveway for one and the garage for the other, despite there being ample on road parking.

The last thing I want to do is spend hundreds on a planning application for it to be point blank refused due to the parking requirement.
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      10-19-2020, 04:53 AM   #2
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Speak to planning, they will offer advice, they may say its a complete non starter, in that case you haven't lost anything
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      10-19-2020, 05:02 AM   #3
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Quote:
Originally Posted by ArthurKing View Post
Hi

As this is an 'Off Topic' forum, I wondered if anybody had any thoughts or experience with this.

We live in a 2015 New Build and with a 7.5 month old, we seem to need more and more space and the 6 foot table and chairs in our lounge takes up a lot of space!

We have an attached 7m x 3m garage on the side of the house right next to the lounge and a car is never parked in it, its largely empty other than some racking and the bins.

I have done some research and it seems permitted development rights we removed as part of the development which is handy so I will have to go down the full planning route.

I would like to leave the garage door on and just build a box inside the 5m x 3m rear of the garage so a stud wall between the new room and the front of the garage. The room would be our dining room and my office when working at home. Probably no rear window as we have a rear door to the garage from the garden anyway and this would remain. I would get a door cut out between the lounge and the new garage room.

I guess planning would likely be ok as its not altering the footprint and we are keeping the garage door anyway but my conundrum comes from our 'Local Plan' which states 3 Bed Dwellings need 2 parking spaces which means our driveway for one and the garage for the other, despite there being ample on road parking.

The last thing I want to do is spend hundreds on a planning application for it to be point blank refused due to the parking requirement.
I did the same a couple of years ago with a double garage. Kept front of garage and put a new electric roller door on for access.

Back of garage then became 2 more rooms, a utility room with a door outside that already existed and the rest an office. I bricked up a side door to the outside in the office as I didn’t want to leave room for 2 doorways. Put a new window in a different place to take advantage of the view. Office is big enough to also have a sofa bed for occasional guests and a massive TV for cinema type room or kids gaming when I’m not working.

No planning required, did go for building regs though as I wanted them to class as proper rooms if we sell. All in cost was about £6.5k to do, not including new garage door.

I would ask about the parking and planning matter and try and get permission, you don’t want that coming up with solicitors if you ever sell up.

Last edited by Goneinsixtyseconds; 10-19-2020 at 05:07 AM..
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      10-19-2020, 05:11 AM   #4
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Pics of finished job.
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      10-19-2020, 05:20 AM   #5
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Originally Posted by Goneinsixtyseconds View Post
Pics of finished job.
That looks amazing.

Did you do it yourself for the £6.5k or were all/parts done by professionals?

Im happy to do the stud wall, raised floor, ceiling, insulation etc myself but I think I would need electrics sign off for building regs to approve it?

I can do electrics myself and being a dining room and office, a 13A Fused Spur from the house (including 5A FS for lighting) would suffice but I don't think building regs will have that.

Getting central heating in could be my biggest challenge and something I would get someone in to do, our pipes all seem to be plastic from the heating source and then flexible rubber to the rads.

Edit - I tried to call planing but no answer so have sent an email. They do a Pre Planning meeting option but its £180 and a waste if its going to be a no for the parking issue, hopefully they can just give me a straight answer. Someone on our road has done a similar thing but turned the rear of theirs into a playroom and have just sold the house. They did not get full planning as I can't find their application on our Council website but theirs is detached so I think different rules apply.
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      10-19-2020, 06:00 AM   #6
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Originally Posted by ArthurKing View Post
That looks amazing.

Did you do it yourself for the £6.5k or were all/parts done by professionals?

Im happy to do the stud wall, raised floor, ceiling, insulation etc myself but I think I would need electrics sign off for building regs to approve it?

I can do electrics myself and being a dining room and office, a 13A Fused Spur from the house (including 5A FS for lighting) would suffice but I don't think building regs will have that.

Getting central heating in could be my biggest challenge and something I would get someone in to do, our pipes all seem to be plastic from the heating source and then flexible rubber to the rads.

Edit - I tried to call planing but no answer so have sent an email. They do a Pre Planning meeting option but its £180 and a waste if its going to be a no for the parking issue, hopefully they can just give me a straight answer. Someone on our road has done a similar thing but turned the rear of theirs into a playroom and have just sold the house. They did not get full planning as I can't find their application on our Council website but theirs is detached so I think different rules apply.
Might have to suck up the £180, it's not a lot in the grand scheme of things.
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      10-19-2020, 07:39 AM   #7
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Quote:
Originally Posted by ArthurKing View Post
That looks amazing.

Did you do it yourself for the £6.5k or were all/parts done by professionals?

Im happy to do the stud wall, raised floor, ceiling, insulation etc myself but I think I would need electrics sign off for building regs to approve it?

I can do electrics myself and being a dining room and office, a 13A Fused Spur from the house (including 5A FS for lighting) would suffice but I don't think building regs will have that.

Getting central heating in could be my biggest challenge and something I would get someone in to do, our pipes all seem to be plastic from the heating source and then flexible rubber to the rads.

Edit - I tried to call planing but no answer so have sent an email. They do a Pre Planning meeting option but its £180 and a waste if its going to be a no for the parking issue, hopefully they can just give me a straight answer. Someone on our road has done a similar thing but turned the rear of theirs into a playroom and have just sold the house. They did not get full planning as I can't find their application on our Council website but theirs is detached so I think different rules apply.
Got someone to do it all. Quote for work was just over £5k, but with building regs, a few extras, carpet, decorating etc it probably came in about that.

I got quotes online from a load of companies listed on one of the sites where you enter your jobs. Then asked someone I knew if he fancied the job and could price match. Which he did.

A bit like asking a dealer to match broker prices.

I’m not as hands on as you sound like you are, but I’d make sure you got the right insulation and radiators etc as garage conversions can be notoriously cold if you don’t get that right.
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      10-19-2020, 08:35 AM   #8
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Or take advantage of the stamp duty reduction and move to a bigger house. If you have one child now, there's always a chance of another in a few years, and then you'll definitely need more space!

Personally I wouldn't give up a garage to make extra house space, but then again I'm unusual in that I actually use my garage for things like cars, rather than it being the equivalent of a brick storage shed.
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      10-19-2020, 09:08 AM   #9
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Quote:
Originally Posted by Grant_7 View Post
Or take advantage of the stamp duty reduction and move to a bigger house. If you have one child now, there's always a chance of another in a few years, and then you'll definitely need more space!

Personally I wouldn't give up a garage to make extra house space, but then again I'm unusual in that I actually use my garage for things like cars, rather than it being the equivalent of a brick storage shed.
A bigger house is not an option while my wife is on maternity, plus we have nearly 4 years left on our mortgage. We did look at that option but for what we would need space wise, we likely would not get a mortgage for that amount once she moves to part time.
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      10-19-2020, 09:20 AM   #10
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you should be able to a pre planning request - About £35 to get a nod on whether they would likely support or otherwise.

Be sure to ask direct questions in your pre app, so you don't get a load of crap back.

You cant ask if they would approve, but you can ask if and what issues they see to supporting the application.

Best of luck.
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      10-19-2020, 09:35 AM   #11
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Quote:
Originally Posted by ArthurKing View Post
Hi

As this is an 'Off Topic' forum, I wondered if anybody had any thoughts or experience with this.

We live in a 2015 New Build and with a 7.5 month old, we seem to need more and more space and the 6 foot table and chairs in our lounge takes up a lot of space!

We have an attached 7m x 3m garage on the side of the house right next to the lounge and a car is never parked in it, its largely empty other than some racking and the bins.

I have done some research and it seems permitted development rights we removed as part of the development which is handy so I will have to go down the full planning route.

I would like to leave the garage door on and just build a box inside the 5m x 3m rear of the garage so a stud wall between the new room and the front of the garage. The room would be our dining room and my office when working at home. Probably no rear window as we have a rear door to the garage from the garden anyway and this would remain. I would get a door cut out between the lounge and the new garage room.

I guess planning would likely be ok as its not altering the footprint and we are keeping the garage door anyway but my conundrum comes from our 'Local Plan' which states 3 Bed Dwellings need 2 parking spaces which means our driveway for one and the garage for the other, despite there being ample on road parking.

The last thing I want to do is spend hundreds on a planning application for it to be point blank refused due to the parking requirement.
We’re actually doing something similar but have had to go down the planning route as we are extending forward onto the drive too. We’re converting our double garage into a kitchen/dining/play area. I founding ringing up the local planning office was very helpful as they pointed me in the right direction as to what is/isn’t required. One key issue was having to have spaces for 2 cars on the drive which you’ve pointed out. Our architect has drawn up plans which demonstrate we’ll still have space for 2 cars and can convert some of the grass area if we needed a couple more.

Also check the deeds of your house for any restricted covenants, as it may state the garage cannot be converted without permission.
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      10-19-2020, 01:04 PM   #12
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Quote:
Originally Posted by Grant_7 View Post
Or take advantage of the stamp duty reduction and move to a bigger house. If you have one child now, there's always a chance of another in a few years, and then you'll definitely need more space!

Personally I wouldn't give up a garage to make extra house space, but then again I'm unusual in that I actually use my garage for things like cars, rather than it being the equivalent of a brick storage shed.
Wow - and there’s me thinking I was the only person left who actually wants to park their car in a garage!
We’re right in the middle of a move process and we looked at so many places online because they showed a garage, only to find that it had actually been converted!
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      10-19-2020, 04:05 PM   #13
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I’m going to be controversial ! I would just do it, keep the frontage the same.
if you gonna live there for a number of years just get retro planning permission in 10 years.

Do you have good neighbours ?
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      10-19-2020, 06:48 PM   #14
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moved into our first 4 bed home in 2012 and converted the garage for 7k got council completion certificate planning regulations etc so bedroom downstairs for guests and playroom for kids and great selling point(sold with in 12 hrs of putting it online).
Moved home in 2017 into another 4 bed and has pre booked building regulations and conversion specialist before moving in and within 2 weeks job done 9k so now its a 5 bed.
Basically for 16k over 8 years ie £5 per day I have had an extra downstairs bedroom/playroom which is handy with kids and when family visits and is a great selling point for majority of buyers bar a small minority who still want a garage(these are perfectionists anyway and you probably would find more grief selling to that crowd!).
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      10-20-2020, 02:49 AM   #15
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Quote:
Originally Posted by planemad View Post
I’m going to be controversial ! I would just do it, keep the frontage the same.
if you gonna live there for a number of years just get retro planning permission in 10 years.

Do you have good neighbours ?
Hmmmm I was tempted to do this actually. We get on well with neighbours who the garage is connected to.

I would just need to get someone in the knock the wall through into the garage from the lounge and add a door but unsure if they would do this without correct paperwork, although I suppose I could just do paperwork for this door on its own and then do all the interior stuff after.

I guess in theory, even if they would not grant retro permission in X years once we move, as its just timber frame walls and floor, I could just rip it all out as long as we didn't advertise it as a habitable room in the same.
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      10-20-2020, 03:06 AM   #16
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Quote:
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Hmmmm I was tempted to do this actually. We get on well with neighbours who the garage is connected to.

I would just need to get someone in the knock the wall through into the garage from the lounge and add a door but unsure if they would do this without correct paperwork, although I suppose I could just do paperwork for this door on its own and then do all the interior stuff after.

I guess in theory, even if they would not grant retro permission in X years once we move, as its just timber frame walls and floor, I could just rip it all out as long as we didn't advertise it as a habitable room in the same.
I think that’s the route I’d go down if I was doing it - just say you want to access the garage without going outside, so want a door in there. I presume you’re not thinking of knocking the whole wall down and opening planning it?

Then just stud wall to divide the garage, batten the walls, insulate between battens and plasterboard and skim over. Easily removable then 👍
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      10-20-2020, 03:32 AM   #17
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Quote:
Originally Posted by KRS_SN View Post
moved into our first 4 bed home in 2012 and converted the garage for 7k got council completion certificate planning regulations etc so bedroom downstairs for guests and playroom for kids and great selling point(sold with in 12 hrs of putting it online).
Moved home in 2017 into another 4 bed and has pre booked building regulations and conversion specialist before moving in and within 2 weeks job done 9k so now its a 5 bed.
Basically for 16k over 8 years ie £5 per day I have had an extra downstairs bedroom/playroom which is handy with kids and when family visits and is a great selling point for majority of buyers bar a small minority who still want a garage(these are perfectionists anyway and you probably would find more grief selling to that crowd!).
That's a great outcome. You managed to move house and not pay Stamp Duty / LBTT, legal fees, removals costs...

I suspect man maths is in full effect here
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      10-20-2020, 03:37 AM   #18
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ArthurKing I expect you've already checked the Planning Portal for your area, but this is what the Herts portal states with respect to garage conversions : "Planning permission is not usually required, providing the work is internal and does not involve enlarging the building. If your intention is to convert a garage into a separate house (regardless of who will occupy it), then planning permission may be required no matter what work is involved."

Building Regs approval is a 'must' for several reasons, but should be easy as long as the the requirements insulation, wiring, any plumbing (may not be part of your requirements), means of escape, etc, have all been satisfied.
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      10-20-2020, 03:46 AM   #19
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Quote:
Originally Posted by Watsey View Post
ArthurKing I expect you've already checked the Planning Portal for your area, but this is what the Herts portal states with respect to garage conversions : "Planning permission is not usually required, providing the work is internal and does not involve enlarging the building. If your intention is to convert a garage into a separate house (regardless of who will occupy it), then planning permission may be required no matter what work is involved."

Building Regs approval is a 'must' for several reasons, but should be easy as long as the the requirements insulation, wiring, any plumbing (may not be part of your requirements), means of escape, etc, have all been satisfied.
Permitted development has been removed from our estate when it was built, I found the original documents on the planning portal from 2014. This means I would need full planning to convert the garage and I am sure they would say no due to it only leaving one parking space on the drive for a 3 bed house.

I have emailed planning and will call them again today, I just want a quick answer as to whether its going to be allowed based on their rules. I really don't want to pay £180 for a pre planning meeting only for them to tell me no, you can't do it due to parking.

If they say no, I will likely just get the door put in from the lounge to the garage anyway and then just add a room anyway with the proviso that I would likely need to take it down if we came to sell.

A house on our road has converted the rear of his into a garden playroom as his is detached but he did not get planning permission as there is no application I can find, plus he has just sold it and advertised it as a garden room.
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      10-20-2020, 08:32 AM   #20
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Quote:
Originally Posted by ArthurKing View Post
Quote:
Originally Posted by Watsey View Post
ArthurKing I expect you've already checked the Planning Portal for your area, but this is what the Herts portal states with respect to garage conversions : "Planning permission is not usually required, providing the work is internal and does not involve enlarging the building. If your intention is to convert a garage into a separate house (regardless of who will occupy it), then planning permission may be required no matter what work is involved."

Building Regs approval is a 'must' for several reasons, but should be easy as long as the the requirements insulation, wiring, any plumbing (may not be part of your requirements), means of escape, etc, have all been satisfied.
Permitted development has been removed from our estate when it was built, I found the original documents on the planning portal from 2014. This means I would need full planning to convert the garage and I am sure they would say no due to it only leaving one parking space on the drive for a 3 bed house.

I have emailed planning and will call them again today, I just want a quick answer as to whether its going to be allowed based on their rules. I really don't want to pay £180 for a pre planning meeting only for them to tell me no, you can't do it due to parking.

If they say no, I will likely just get the door put in from the lounge to the garage anyway and then just add a room anyway with the proviso that I would likely need to take it down if we came to sell.

A house on our road has converted the rear of his into a garden playroom as his is detached but he did not get planning permission as there is no application I can find, plus he has just sold it and advertised it as a garden room.

hi
When we moved into our current house(last remaining home in a batch of new homes)there was a clause specifically preventing garage conversion in the contract.
I contacted the developers lawyer who responded that they don't enforce it after they have completed sales and left site.
Building Regulations are a must from what I understand and so is a certificate of completion.
If you had a fire etc it would be tough explaining that to your insurance company and its also handy when you sell.
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      10-20-2020, 09:06 AM   #21
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Quote:
Originally Posted by Watsey View Post
Quote:
Originally Posted by KRS_SN View Post
moved into our first 4 bed home in 2012 and converted the garage for 7k got council completion certificate planning regulations etc so bedroom downstairs for guests and playroom for kids and great selling point(sold with in 12 hrs of putting it online).
Moved home in 2017 into another 4 bed and has pre booked building regulations and conversion specialist before moving in and within 2 weeks job done 9k so now its a 5 bed.
Basically for 16k over 8 years ie £5 per day I have had an extra downstairs bedroom/playroom which is handy with kids and when family visits and is a great selling point for majority of buyers bar a small minority who still want a garage(these are perfectionists anyway and you probably would find more grief selling to that crowd!).
That's a great outcome. You managed to move house and not pay Stamp Duty / LBTT, legal fees, removals costs...

I suspect man maths is in full effect here
haha. had to move to a house same size twice the price as schools are one of the best in the country. Developer did pay half lbtt and the house has appreciated by 70k(pre covid) so yes
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      10-21-2020, 03:13 AM   #22
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Received a reply from the Planning Office at our local Council.

The don't give out pre planning advice over the phone or via email, basically I have to spend £180 for a Pre Planning Meeting to find out if parking is going to prevent me converting the garage!

I guess it makes sense in terms of money making.

To be honest, its more hassle than its worth by the sound of it. Guess that's our fault for buying a new build, I would never buy another one.

Looks like we will just have to cope for a few years until the Mortgage term comes close and then look at moving.
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