Adding the extra weight of a loft conversion to an existing home can put extra stress on the foundations, and in some instances cause subsidence. Your home's foundations should be checked before carrying out a loft conversion — to do this, your builder will need to dig a trial hole to expose the foundations.
Your building inspector may want to check these also. If your foundations are deemed not deep enough to support the extra weight, you'll likely require a structural engineer's input. They may suggest structural interventions to spread the load of the weight through structural beams, or else look at underpinning the foundations.
Both of these can add a lot to the cost of your project. Bungalows are generally the cheapest properties to convert because most but not all have super-spacious lofts. The taller the building the greater the cost due to all the extra fire-safety work and additional lifts of scaffolding. A generous height is the most important factor, and if the existing floor area is also a reasonable size it should make it easier to install large beams and loft stairs without major surgery.
It also helps if your roof has gable end walls rather than sloping hipped roofs to the sides. And traditional timber roof structures are generally simpler to convert than more modern post trussed rafters with dense W-shaped webbing obstructing the roof space.
Getting prices from specialist contractors is normally the best way to get an accurate idea of your loft conversion costs. Another area to remember are the rules and regulations and their associated fees:.
The length of a loft conversion project depends on the complexity of the design, and whether any structural reinforcements are required.
However, on average, a loft conversion project can be completed in between weeks, with around 8 weeks the average time. Check out this example of a schedule of works for a loft conversion to see how the time is allotted. The Planning Hub is a new online resource that will help you understand how to get to grips with complex planning rules.
Join today for access to easy-to-read guides which will provide you with key information to help you secure planning permission. You won't always need planning permission for a loft conversion, as in most cases, they tend to fall under Permitted Development PD rights.
However, your design will need to adhere to a number of specified parameters , the most relevant of which include:. There are also parameters during the build on interaction with the existing eaves and the location of windows.
Loft conversions are also not considered Permitted Development in designated areas, such as conservation areas and Areas of Outstanding Natural Beauty. In these instances, you would be required to apply for Planning Permission. In some areas, permitted development for loft conversions may have been removed, so you always need to check before undertaking a conversion project.
Building Regulations approval will always be required when converting a loft. A building control surveyor will come to site to inspect your conversion at various stages and will be responsible for issuing a completion certificate upon final inspection. If your home is semi-detached or terraced, then you will need to notify your neighbours of your planned work if it falls under the requirements of the Party Wall Act.
Part L requires U-value targets for thermal efficiency to be met when you convert your loft into habitable space. Part K concerns preventative measures from falling, collisions and impact, and requires a minimum headroom of 2m for all escape routes, including the stairs although the rules are relaxed a little for staircases providing access to a loft conversion.
Parts B and P are concerned with fire and electrical safety respectively. While you can design a loft conversion yourself, employing the services of an architect or designer is advisable. Another alternative is a design and build company. Taking this route means that you can steer the design to your exact, bespoke specifications, but remember that, as this is likely to be a relatively small project, the design fees are likely to be a high percentage of the overall costs.
Your architect or designer will produce drawings which you then put out to tender, and you may find that you need to also hire a structural engineer. For an all-inclusive service and price then a design and build contractor is a great option. Design solutions and details are more likely to be standardised so you may find that you have less creative flexibility. The ideal location for a staircase to land is in line with the roof ridge: this will make best use of the available height above the staircase.
In practice, the actual position of your loft conversion stairs will depend upon the layout of the floor below, and where necessary the available height can be achieved using a dormer or adding a rooflight above the staircase or, if appropriate, converting a hip roof end to a gable.
In most cases, additional new joists will be required to comply with the Building Regulations as existing ceiling joists are unlikely to be able to take a conversion floor. The new joists span between load-bearing walls, and are normally raised slightly above the existing ceiling plasterwork by using spacers below the joist ends. With the recent rise in construction costs, homeowners are more likely to pay the higher end of these ranges, according to MyBuilder, which supplied the figures.
Prices can vary significantly, however, depending on the materials used and your location. London will typically be more expensive and bathroom installation or higher-quality finishes will cost more.
Most loft conversions do not need planning permission as they can be done under permitted development rights. To qualify, they must create up to 40 cubic metres of extra space for terraced houses, or 50 cubic metres on detached and semi-detached houses. If you live in a listed building, you will need listed building consent from the local planning authority.
Those in a conservation area, an area of outstanding natural beauty, or a national park will usually need planning permission. What everyone will need is building regulations approval, so that the extension complies with the law in terms of fire safety, access and floor strength and other factors. An inspector will come to examine the work at different stages and issue a completion certificate at the end.
Builders or architects can help in submitting the plans for the building regulations and ensuring that they get approval. It is possible to work with a builder and architect who cooperate, or just a builder. The best starting point is through a personal recommendation, says consumer group Which? It is best to get three quotes for any job, it suggests. Keeping the neighbours informed is a good idea, as construction can be noisy and the builders will need a skip, which could mean moving cars around on the road.
Typically initial work will be carried out externally with the use of scaffolding and in some cases a roof cover to allow work to continue effectively even with bad weather.
At some point, access will be created into the loft from the interior and the floor will be strengthened. The dormers will be constructed and the roof altered. Interior walls will be then be fitted along with insulation, and features such as the staircase will be installed, followed by windows. Electrics and plumbing will go in, before it is plastered and carpentry such as skirting boards are fitted.
Electrical sockets and elements like the WC and sink, if needed, are then added, before the final conversion is ready for final inspection, and decoration can then take place. This is where the bulk of the costs are spent. The ultimate finish of the loft will have a large impact on the cost of the project - for example, if you are simply planning to use the space as a large bedroom, it will cheaper than if you are putting a bathroom in the space, where you will need to purchase the suite, which can cost several thousand pounds.
Other factors include things like moving water tanks, if needed, and the number of windows being fitted. A slate roof will usually cost more to alter than one with concrete roof tiles. Another factor is whether the roof was built with a frame - often found in pres homes - or with wooden trusses, which are easier to construct but can take less weight. MyBuilder Plus is comprehensive cover for your job that takes away the stress and financial risk if the unexpected happens.
Pay attention to fire safety - this will be a key part of building regulation inspections of your plans and the building work. You may need to install special fire safety doors and mains-powered fire alarms, or make changes to your window plans to allow ladder access.
The person who creates your plans should help address this, but be prepared that you may have to alter your original vision to make your conversion comply with the rules. The actual building portion of a loft conversion will typically last between six to eight weeks, depending on the complexity and scale of the project. However, the planning stage can also take a considerable amount of time, especially if planning permission is required and a Party Wall Agreement needs to be negotiated.
You will typically be able to stay in your home throughout the duration of the work though, with only minor disruption. The best way to ensure your loft conversion is not needlessly expensive and runs to budget is to hire reliable and experienced tradespeople who are adept at dealing with any complications and managing successful projects.
At MyBuilder, we usually advocate hiring particular specialists for each role, however, with loft conversions, there are a number of ways of hiring the necessary tradespeople. This could involve hiring an architect to plan and then oversee the entire project, hiring a team of builders and other necessary trades, or hiring a specialist loft conversion firm who will have a team with all the needed skills.
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