Loft Conversion Cost....

ds1980

You won't do a real dormer loft conversion for that unless you do it yourself. Materials are over £10k. No idea on what value it'll add but I tend to find that'll at least pay for itself even at £25k especially in and around the village.

chickenboy

It was a velux conversion (1 velux at the front, 2 at the rear). I'd be willing to do some of the work (have done my own bathrooms in the past). I'd need to have a new combi boiler in to make room (£2K at least). I'll get some quotes a we'll see.

suisidevw

Mines costing approx £40k and I'll get this back and more

Beancounter

Sorry to bump his thread but any idea of the likely cost of a loft conversion of about 60sq m, looking at 2 rooms and an ensuite. The house is a 2 bed detached bungalow that was built with an extension in mind for the future so should be less for the builder to do.

There are already 2 velux windows in the roof but we would need another 2 or 3.

We are looking to buy this house but need to know if the extension will be cost effective.

Londoner_1

I have a 3 bed terrace in London, requested a quote for dormer (2 small rooms and bathroom), getting back 28+k.

suisidevw

Obviously subject to meter age and size of dormer etc this is a great price!

FieldsOfVision

Hello All

I am new on this forum. Just found it today as I was looking for information about loft conversion. I'd like to invite your advise and comments about my thoughts for a loft conversion.

A terraced house was converted into 2 flats in early 80's and a room added in the loft between the under purlins where headroom is greatest (leaving under purlins and the props intact so the floor area taken and boarded up is about approx 25m2 or half the total roof space). The chimney in the centre of house was removed to create space. A small dormer window added to the back. The front elevation roof wasn't touched. Proper stairs added (off living room), electrics joists strengthened flooring and well insulated under it to act as sound proofing. No CH radiators but it's never that cold, so a small electric heater is more than enough. This is a job well done by the standards its time and still stands well and strong. I bought this flat without completion papers for the conversion, but my solicitor made the seller taking out an insurance just in case the council ever came to demand something (money, retrospective planning application or removal). It's not happened and probably never will.

I'm thinking about remodelling the flat and putting a full floor up in the loft instead of this half-way house, either as a separate flat or at least 2 good size proper bedrooms with en suites. To do this I need a new roof and other alterations. It's possible to do this without going above the roof ridge line (1-2 dormers in the front and a full width dormer at the back needed).

Without a doubt this would require a full planning application, structural report and not easy to get planning consent nor a cheap loft conversion.

I have these doubts and questions at this stage:
1. It's financially viable as rental income alone would return the investment in 4-5 years, but is it worth all the trouble? e.g. alerting the authorities and possibly waking up the sleeping dogs and opening a can of worms! months of waiting for planning consent, problems with the neighbours and builders, emptying the flat for 2-3 months, the amount of extra work and damage this job will create......

2. No RSJ is installed and floor is very solid. They simply added extra timber joists to make the floor approx 250mm high without removing the original ceiling or joists.
Is it possible to do the other half of the floor (approx 1/4 in front and same again at the back) the same way or all the existing timber, floor and everything in place have to be removed first and start completely fresh.

3. The front and rear walls are cavity walls and in good shape. The party walls either side are single brick as normal in old terraced houses. Putting steel beams on these walls to support the weight of the roof and floor will be very problematic and am not certain at all they can carry the load.
Is it possible to put a long beam in resting it on the front and back walls instead of 2-3 short beams across which will have to rest on party walls?

Thanks in advance for your help and advice.

Doozergirl

1. There won't be a can of worms to open in terms of building regs and planning - all that is long past and you're talking about upgrading. Do you own the freehold, though? You'll need freeholder's permission for changes.

The requirements for creating a brand new flat are much higher than a loft conversion. It will require fire proofing and sound proofing and possible upgrades to the existing downstairs portion of the flat.

Whether the financial return is worth the hassle, only you can answer.


2 and 3. You need a structural engineer. No one here could possibly comment.

KEMS

Londoner_1 £28k sounds like a decent quote - are you able to give me the name of the company so i can get them to quote on mine? I'm in SE london. Thx.:)

brightontraveller

FieldsOfVision wrote: »

Hello All

I am new on this forum. Just found it today as I was looking for information about loft conversion. I'd like to invite your advise and comments about my thoughts for a loft conversion.

A terraced house was converted into 2 flats in early 80's and a room added in the loft between the under purlins where headroom is greatest (leaving under purlins and the props intact so the floor area taken and boarded up is about approx 25m2 or half the total roof space). The chimney in the centre of house was removed to create space. A small dormer window added to the back. The front elevation roof wasn't touched. Proper stairs added (off living room), electrics joists strengthened flooring and well insulated under it to act as sound proofing. No CH radiators but it's never that cold, so a small electric heater is more than enough. This is a job well done by the standards its time and still stands well and strong. I bought this flat without completion papers for the conversion, but my solicitor made the seller taking out an insurance just in case the council ever came to demand something (money, retrospective planning application or removal). It's not happened and probably never will.

I'm thinking about remodelling the flat and putting a full floor up in the loft instead of this half-way house, either as a separate flat or at least 2 good size proper bedrooms with en suites. To do this I need a new roof and other alterations. It's possible to do this without going above the roof ridge line (1-2 dormers in the front and a full width dormer at the back needed).

Without a doubt this would require a full planning application, structural report and not easy to get planning consent nor a cheap loft conversion.

I have these doubts and questions at this stage:
1. It's financially viable as rental income alone would return the investment in 4-5 years, but is it worth all the trouble? e.g. alerting the authorities and possibly waking up the sleeping dogs and opening a can of worms! months of waiting for planning consent, problems with the neighbours and builders, emptying the flat for 2-3 months, the amount of extra work and damage this job will create......

2. No RSJ is installed and floor is very solid. They simply added extra timber joists to make the floor approx 250mm high without removing the original ceiling or joists.
Is it possible to do the other half of the floor (approx 1/4 in front and same again at the back) the same way or all the existing timber, floor and everything in place have to be removed first and start completely fresh.

3. The front and rear walls are cavity walls and in good shape. The party walls either side are single brick as normal in old terraced houses. Putting steel beams on these walls to support the weight of the roof and floor will be very problematic and am not certain at all they can carry the load.
Is it possible to put a long beam in resting it on the front and back walls instead of 2-3 short beams across which will have to rest on party walls?

Thanks in advance for your help and advice.

I very much doubt rental would recover cost of converting one house to two flats in timescale your suggesting.... People seam to calculate on 100% occupancy, no tenants not paying , no works, maintenance and managing themselves with no outgoings... And don’t factor in services gas, water, electricity, these alone can be anything from 2-3 k to tens of thousands,,, If we are thinking conversion even before we buy always check if new services realistic.. People think you can have them everywhere reality is yess but £££££££, Remember paying 23k to bring gas 3 meters even if we'd put pipe final connection was still same?? Tends to stick in your mind ,,,

It could even devalue property if there is no demand for flats purchases in the area .. plenty of houses out of London at least that were converted to flats in the 80’s solely as rentals when they sell often the buyers want to turn them back to single occupation dwellings with the draw of the bigger house outweighing the disadvantages of out of city location...