Loft Conversions?

[Ashley Burton]

Anyone got involved with doing such things?

I'm tempted to convert part of our loft to another bedroom, But questioning if its worth the time & hassle & cost?

I would need to strengthen the ceiling/new floor, fit another set of stairs, Velux windows on one side & build a dormer on the other.

Always interested to hear people's experiences!

 

[Exuptoy]

I did mine many years ago and my lad has been in there for around 15 years (I suppose I should let him out now ) I never did it to spec, I just bolted through the original ceiling timbers below into 4x2s, dropped 4x2 timbers down from the purling to the floor timbers and boarded them in and built cupboards behind the walls so didn't lose too much storage room. I then fitted a Velux window between beams after bracing between3 timbers and cutting the centre one out and boxed in inside the braces so I had a box to drop the Velux into.
The only disconcerting part was cutting through the roof felt from inside the attic, lifting in the tiles then climbing out through the fitted Velux window to fit the flashings around it.
I also had a guy build me a 3 twist stair around the centre newel post so the only space wasted on the landing was the space at the end of the landing where the handrail returned into the wall.

 

[Exuptoy]

Stairs cost me £900, the velux (copy) from Wickes was less than a ton and the rest was just timber, plasterboard and electrics. Probably cost me less than £1800 all in although there was no labour cost involved other than a plasterer. I even fitted the stairs myself (it came in kit form pretty much, just a few sections). The stair guy just came to the house and told me to cut a hole right there this size and trim it to suit once the stairs arrive!

 

[Ashley Burton]

I'm confused about planning permission also guys! Is it needed or not?

I also have assumed that the extra bedroom would have a knock on effect for the council tax?

 

[keithski122]

Had ours done afew years ago, you probably won't need planning but will need building regs and a structural engineer.Not sure you can do it as above, we needed a huge steel putting in.We needed fire doors on all rooms and a wired in smoke detector on all floors.Cost was about £30k all in (ensuite included).Really glad we did it though.

 

[Ashley Burton]

Had ours done afew years ago, you probably won't need planning but will need building regs and a structural engineer.Not sure you can do it as above, we needed a huge steel putting in.We needed fire doors on all rooms and a wired in smoke detector on all floors.Cost was about £30k all in (ensuite included).Really glad we did it though.

Thanks, thats good info!

I would be up for doing alot of it DIY & call in the experts when required. Do you need to have steel beams or are they not always required? I suppose a structural engineer would advise on this bit...

 

[Exuptoy]

My house is over 100 years old and whilst planning should have been applied for, mine can only be classed as an attic. To be built to spec you would need planning and even the stairs need to be built to regs along with fire rated doors etc. Mine cannot be classed as a bedroom.

 

[Exuptoy]

What I will say is when I had my extension plans passed to widen the rear extension, the requirement for the steel was WAY over the top. The steel fitted was 8x8 and all it supports is the lower timber of the extension roof and the inside ends of 9 inch timbers for the flat roof. Total overkill. My attic room hasn't collapsed into the bedrooms with 2 lots of 4x2 timbers up there.

 

[rtbcomp]

Lots of houses have attics and loft conversions that are described as storage because they don't have planning/building regs. When you see the photos though people are "storing" beds (fully made up), dressing tables and wardrobes up there.

 

[Ashley Burton]

Am I right about the thoughts on council tax people?

 

[keithski122]

I got a loft conversion specialist in.Had two guys in everyday for 7 weeks,plus electrician,plumber,roofer, plasterer, staircase builder, and a couple of extra helpers when needed.Floors in the loft had to have chicken wire over them and lower staircase had to be fireproofed.

 

[keithski122]

Don't think it makes a difference to council tax, possibly only for the next people if you move.

 

[Ashley Burton]

Don't think it makes a difference to council tax, possibly only for the next people if you move.

Why doesn't it come into place once the changes are made? Very strange...

I got a loft conversion specialist in.Had two guys in everyday for 7 weeks,plus electrician,plumber,roofer, plasterer, staircase builder, and a couple of extra helpers when needed.Floors in the loft had to have chicken wire over them and lower staircase had to be fireproofed.

Whats the chicken wire all about? When you say lower staircase, Are we talking ground floor one?

 

[keithski122]

I guess it stops the ceiling falling through if theres a fire.Lower staircase up to first floor needed fireboard on rear of doors,sides and under steps, protects escape route in event of fire.

 

[Ashley Burton]

I guess it stops the ceiling falling through if theres a fire.Lower staircase up to first floor needed fireboard on rear of doors,sides and under steps, protects escape route in event of fire.

Will have to do some more homework on this sort of stuff.

Anyone got much experience on staircases, i.e.cost & do they have to supplied & built by an approved supplier?

 

[Hitch]

There's a lot to think about. I'm just finishing mine. 2 beds, one with ensuite and walk in wardrobe.
Plus modernising the entire plumbing/heating/electrics.

Insulation, ventilation of roof and rooms, fire escape windows... quite a bit to think about.
Building control application types, planning...
Structural engineer was a must too.
I fabricated the steelwork, 3 beams, 4 posts, 2 channels, tie bars etc. Easy enough as I work for a CE compliant firm.

Done a fair whack of it myself, bar the heating, elecs and plastering. Had a chippy/builder help here and there with the 2 man stuff.

4 months worth of evenings and weekends, whilst working a full time job.


Budget wise, we havnt gone luxury spec, but decent stuff.... about 40k including new heating and a fair bit of work downstairs . Worth it, who knows.

 

[gaz1]

built enough of these over the years in 4 different council areas

planning permission is needed to build a dormer also you need to follow some regs and regulations depending on your area some councils allow full roof dormers others dont

also needs to match the area as well

front is normally a no no but back dormer is a yes

converting a loft area will add another 15-20,000 to you price of property but it will cost enough to build one of them so expect half that value just on the build alone

also you have to take into your height you just cant build a dormer on top if you havent got the head height in the first place

however you can higher your walls and reroof the roof but this adds cost to it insulation felting and other materials

extra info you also need to consider fire exits and also some fire regulations for your safety

 

[Ashley Burton]

There's a lot to think about. I'm just finishing mine. 2 beds, one with ensuite and walk in wardrobe.
Plus modernising the entire plumbing/heating/electrics.

Insulation, ventilation of roof and rooms, fire escape windows... quite a bit to think about.
Building control application types, planning...
Structural engineer was a must too.
I fabricated the steelwork, 3 beams, 4 posts, 2 channels, tie bars etc. Easy enough as I work for a CE compliant firm.

Done a fair whack of it myself, bar the heating, elecs and plastering. Had a chippy/builder help here and there with the 2 man stuff.

4 months worth of evenings and weekends, whilst working a full time job.


Budget wise, we havnt gone luxury spec, but decent stuff.... about 40k including new heating and a fair bit of work downstairs . Worth it, who knows.

Whats the break down on the 40k?

 

[atomant48]

We are half way through a pretty significant loft conversion and extension at the moment. No dormers but we are standing up the hips and widening the roof so you need planning for that. Also might have off road parking requirements if you increase bedrooms.

Structural engineer about 1500 from memory. 7 veluxes and 2 new windows about 4K. Staircase about 4K. Then it’s up to you on bathrooms, fittings , plastering etc.

 

[Hitch]

Off the top of my head,
Insulation 2k
Timber 2.5k
Plasterboard 2k
Velux windows 1.5k
Roof vents and roofer 1k
Plasterer 2k
Electrician and materials 3.5k
Plumber, Heating/water 5k
Stairs 1.2k
Doors, skirting etc 0.8k
Bespoke glass for shower and stairs, 1k
Bathroom suites 2k
Structural engineer 3.5k complicated hip/valley section to modify, plus they detailed the steel.
Steel 0.6k
Building control fees £700 ish, varied depends on needs.
Lots of bits add up, paints, fixings, probably another few thou.

Labour, 4k
Skips, 600...

Shopping around on materials saved thousands, velux Windows are almost half the price from anyone other than velux!
Some other bits not listed obviously like flooring, tiles.... etc.