Loft conversion quote & opinions on lay-out

noff

Hi

I was wondering if anyone has any opinions on the quote I was given for my loft conversion and also any opinions on the lay-out.

Background

I have a 30ft X 13ft loft (this is living space as opposed to eaves space). I currently have a stairs that leads to the loft that is virtually in the middle of the 30ft length part and this does not need replacing.

I have a floor that is on the joists which is not strong enough to take a loft conversion and needs to be sorted out.

I have 4 velux windows which will remain however the glass in them needs replacing as the glass does not meet the new building regs.

What I want to have done is an approx 20ft X 13ft master suite which will be prepared up to decorating, and the remaining room split between an en-suite bathroom (which will be above the existing bathroom) and a walk in wardrobe/dressing room.

I have a megaflow boiler which I have been told menas that I do not need any additionlal pumps and the likes for the bathroom.

I don't need any dormers as the space we have is fine. I want plenty of lighting and probably need 3 or 4 more velux windows which will all be in the roof.

In the eves I would like a lot of storage for 'things that go in a loft'!

I have been quoted, by a specialist loft company 30K which does not include the supply of the bathroom suite (although it does include the fitting) and does not include either the supply or fitting of any tiles in the bathroom.

I think this is quite steep and was wondering if this would be something that a 'normal' builder could do as opposed to a loft conversion company.

Also any ideas as to how much I would expect to pay for this job?

Also with regards to the lay-out, I currently have a door at the bottom of the stairs to the loft that makes it look just like another bedroom door until it is opened when the stairs takes you up to the loft.

I would like to be able to open up the stairs to give more of the floor to the house however this would compromise the space upstairs as we would need to put up walls and start putting in doors.

I have been advised to keep the layout as it is however any opinions/advice would be greatly appreciated.

many thanks

Doozergirl

I'd keep the door downstairs too. It will compromise what you want upstairs if you start building walls. What you want upstairs sounds lovely, leave the hallway stuff in the hallway downstairs. Give yourself a balustrade upstairs instead of walling off the stairs as it will give you a better illusion of space.

It is something a regular builder could do yes. The cost really depends on how much needs to be done. We've had to take off the entire roof and replace all of the trusses!

olias

Let me get this right. The attic is already a habitable space, it already has windows and flooring (and presumable the roof/ceiling is insulated and boarded), It presumably has some electrics? So you are looking at:

Beef up flooring
add 3 or 4 velux windows and replace glass in others
Upgrade electrics
add plumbing above existing bathroom
a few stud walls
and....... thats it?
Unless I'm missing something I would have thought you would be looking at less than half that quote, maybe even a third.

Unless there are other problems/works that either you haven't mentioned, or are not obvious, then I suggest you get at least 2 or 3 more quotes.

Oh, and I wouldn't have thought you would need a specialist loft conversion company, any competent builder should be able to complete the work you have discussed

Olias

thechippy

olias wrote: »

Let me get this right. The attic is already a habitable space, it already has windows and flooring (and presumable the roof/ceiling is insulated and boarded), It presumably has some electrics? So you are looking at:

Beef up flooring
add 3 or 4 velux windows and replace glass in others
Upgrade electrics
add plumbing above existing bathroom
a few stud walls
and....... thats it?
Unless I'm missing something I would have thought you would be looking at less than half that quote, maybe even a third.

Unless there are other problems/works that either you haven't mentioned, or are not obvious, then I suggest you get at least 2 or 3 more quotes.

Oh, and I wouldn't have thought you would need a specialist loft conversion company, any competent builder should be able to complete the work you have discussed

Olias

I agree,

Except, we don't know what's involved to strengthen the floor. This can actually be quite involved and costly sometimes to meet building regs...

cattie

Where do you live, as that can make a difference to the cost? In London & the SE the average for a decent loft conversion with en suite from a reputable building company is £30-£35k for a room with a dormer window. Not having a dormer will reduce the cost.

thechippy

Noff is ignoring us.

I like how they have come back to keep us informed, and thank us for our advice........:D

noff

Hi, not ignoring anybody and am grateful for all advice. (I am in the process of actually moving in to the house in question exchanged yesterday and moving in next Thursday).

I have only had the one quote so far but have 4 loft firms coming in next friday to quote and also 1 builder as I am under the impression from the advice given that a builder could very well do everything.

I am in oxfordshire which I know is an expensive area (not London admittedly).

I don't think I missed anything in my original description however I am no expert so maybe there is a reason for the high quote however in my current (soon to be old house) I did have a 2 bedroom extension with cloaks, bathroom, large study, utility and family room done 4 years ago for £25K all-in (it was a solo builder who did everything by hand and it took him 8 months). So 30K+ for a few weeks work does seem quite a lot.

many thanks

thechippy

I was only joking noff, don't worry.....;)

Let us know how you get on, it's always interesting to see how things pan out in the end..