Loft conversion - not complete

red_llamas

Hi

I am looking at houses to buy and have seen one that I like. Could do with some advice though.

The current vendor has done some work on the loft - he has boarded it out, had velux windows put in, has it all wired up. But access is still via a ladder. He has been told that to put a staircase in would also require a dorma window.

Now, whether I want to do the further conversion work or not, what are the potential problems in buying this house as it stands? I am asking cos I have had conflicting reports, some saying it is a minefield & to walk away, others saying that there is no problem at all!!

What documentation/ plans etc would I need to see?

Many thanks in advance (again!!)

Doozergirl

If you want to use it as a room then you need to have a structural engineer come out and assess it or to start with, a full buildings survey, specifically asking for advice on the loft conversion.

It is not simple to complete a full loft conversion and the existing roof height and joists will dictate what needs to be done. You need a minimum head height at the apex of the ceiling, a minimum head height above each and every stair (which may be where mention of a dormer comes in - there is no actual requirement to have dormers in a loft conversion but you might have to put one in to acheive the minimum head height here) and your joists need to be strong enough to cope in the first place. A loft conversion is often more about structural changes than simply about boarding it out and sticking some sockets and a window up there but there are experts there to help you.

No one is qualified to state what you should do at the moment because no one has looked at it for you - it depends on what you want to do yourself anyway - it's evident that the loft conversion isn't complete,that he can't sell it on the basis of it having an extra bedroom etc so I'm not sure what 'minefield' there is - you just need some professional advice. If you want to complete a full conversion then all the info needed is on how much work there would be left to do and an idea of how much it costs, taking into account what has been done and whether any of it needs redoing.

poppysarah

Ah don't worry too much - just ensure you get a proper survey on it to ensure he's not sawn through anything important.

Or run away...
There's some really stupid things a DIYer can do to their house and the fact he's not finished it and wants to sell should set every alarm bell in your head ringing.

Doozergirl

poppysarah wrote: »

Ah don't worry too much - just ensure you get a proper survey on it to ensure he's not sawn through anything important.

Or run away...
There's some really stupid things a DIYer can do to their house and the fact he's not finished it and wants to sell should set every alarm bell in your head ringing.

Why? He's probably been thinking of how he can improve the value. He's not exactly gone about it correctly as this sort of thing does tend to raise more questions than it answers around the possibilities of a fullconversion and the house is worth no different than it was when he started, really.

Whilst it doesn't set alarm bells ringing for me - he's obvnot trying to sell it asa fullconversion when it still has a ladder, I'll admit that partially 'converting' the loft is not something I'd undertake with the intention of creating a smooth ride for myself when it comes to selling.

Owain_Moneysaver

Do you want to use this as a room, or just put boxes up there?

If you want to use it as a room then do not pay any extra for the 'conversion' work so far as it will probably all have to be lifted and extra beams or steels put in to support the new floor. All this will have to comply with Building Regulations. You may also have to carry out other changes to the house if the loft conversion makes it 3-storey, to comply with fire regulations (fire doors, protected means of escape, etc).

If you just want to put boxes up there, then a boarded out loft is lovely, and you might be happy to pay a few £££ for it being done for you.

red_llamas

Thank you, that's really helpful.

The dormer window would be required for ceiling space above the top of the staircase, as mentioned.

According to the vendor (& yes, I know, take with pinch of salt etc etc) he was aiming to complete a full conversion but could not afford to do it at the outset. It seems as though he only half did it so that at least he had a useable space up there (he has been using it as a sort of games room). He has since moved out and been renting the house out so I guess even if he did have the funds he just lost interest.

It wasn't a DIY job, he got a professional in to do it (not sure who, need to check that out I guess).

Thanks again, all opinions very gratefully received

surreybased

Would the vendor have needed building regs/planning permisison on this?

Doozergirl

surreybased wrote: »

Would the vendor have needed building regs/planning permisison on this?

Building regs; If the electrics were carried out by a 'competent person' then no. Possibly for the window to conform to FENSA but it wouldn't have had to comply for a means of escape as part of a loft conversion. I wouldn't worry about it personally, as long as it's safe, then I'd look at what is still left to do and make sure it all complies at that point. The window may have to be replaced if it isn't acceptable as a means of escape.

Planning Permission is not normally needed for a loft conversion if it isn't listed, not in a Conservation area etc.

shane42

building control needs to be involved, even for the window or a fensa registered installer
listen to a good builder, a surveyor or architect not a diy er on the forum

Doozergirl

shane42 wrote: »

building control needs to be involved, even for the window or a fensa registered installer
listen to a good builder, a surveyor or architect not a diy er on the forum

I have already said that the window would need to comply for FENSA but the simple fact of the matter is that extra work needs to be done and it will need to be assessed as part of the final sign off for a proper loft conversion. In terms of applying common sense, if it is shown to be safe as part of surveying the property for the purchase then there is little point in sending someone out to assess something which would need to be assessed again as part of a full loft conversion. The existing window may even have to be replaced to comply with the loft conversion which has not yet been carried out to anywhere near being finished.

I appreciate the need for a professional and have already suggested that the OP go ahead with this in my first post. Would you please read my posts correctly before setting out on your witch hunt.

And just to be picky, 'building control' do not need to be involved themselves at any level if the electrics or window work is certified by someone else as adhering to Building Regulations.

shane42

yes build control do need to be involved in both cases
here you demonstrate your lack of procedural understanding,
can you think how it is that BC are involved if a fensa or part p electrician is involved??

think about it