Loft conversion questions

downshifted

Had someone round today to talk about plans for a loft conversion in our bungalow

We had thought we would put the stairs in the hallway - however this means our downstairs bathroom would be on the small side as we have to borrow some space. We would have to sacrifice a walk in shower for an over the bath one.

We now know there is an alternative - we could build the stairs into our sitting room. There is plenty of room as it is a sitting room/dining room and 35 feet long - the space the stairs would use (less than 3 feet off one end) is not really put to good use at the moment. We could either have the stairs open plan, or build them in, in which case there would just be the entrance to the stairs off a corner of the sitting room near the doorway.

We have always avoided properties with stairs coming off the living room in the past - is it just us or do other people not like the idea either? It does seem the most sensible solution though - using less space downstairs and giving a better room design upstairs.

We have been told to budget £30 - £35k for the conversion - is this about right? It will be just one (large - probably almost 5 yards x 4) bedroom and an ensuite, with one dormer and 2 Velux windows.

Changing a 2 bed to a 3 bed bungalow is unlikely to add £35k in value - but how much might it add? We will probably be able to do some of the work ourselves to help bring down the overall cost.

All views and and ideas welcome - I never cease to be amazed and delighted at the kindness of people who take to respond on here - thanks in advance for your time

latecomer

To be honest it would depend whether it was in a small room or not - in a 35' room I wouldn't pay any attention to the stairs.

I would find a house which didn't have a bath in the main bathroom more of an issue.

With regards to cost v increased value - why are you doing it? If its to gain more space and you plan to stay then the increase in value is irrelevant. If its to increase the value of your home then its got to return more than it costs.

We've just about finished a loft conversion and extension - had lots of problems and I dont believe we'll ever get back what we've spent but then we bought at the peak of the market and this was something we wanted to do. Makes the house a lot more homely for us.

downshifted

Thanks Latecomer. We do intend to stay here. There are just the two of us now, the extra bedroom would mean we can use the current spare room as a small sitting room/study - that would be really nice, but to be honest is a bit of a luxury. We do need use of the spare room as a bedroom regularly as luckily our daughter comes to see us a lot

iamcornholio

Stairs in living rooms are the least desirable option. They allow noise between the two storeys, make the living room become a walkway as occupiers want to go upstairs, but worst of all is the draught, which is always present and can be felt even more if heating is turned up

A door near the foot of the stairs may help, but it's only an option I would consider if all other possibilities are not acceptable

Costs depend on how much alteration and messing about is needed, but even £30k seems quite high, unless perhaps in the south-east area.

As to added value, it comes down to the other properties in that area and who is likely to buy-in to the road. Bungalows are generally for older people or couples, not families, so who would want a 3 bedroom property in a street of 2 bed bungalows? Would you pay an extra £35k if you were looking to buy a property in your street?

Generally an extra bedroom may add £10-15k as long as the property is in a location where multi-bedrooms are desirable

downshifted

Thanks for this. You are right, it is a retirement type area, (in Broadstairs) but many of the bungalows have had a loft conversion. Interesting to know it's generally 10-15k for an extra room. Good point about the draught too.

Gizmosmum_2

Hi Downshifted - you helped me with info when I was considering doing my loft - thought I'd return the favour...

We finally got planning permission t take the roof off our bungalow and rebuild a metre higher - bungalow is currently 11m x 8m so quite a big job but OH is fab at the practical stuff.

We've had to put it on hold - job uncertaintity etc but our costs had escalated to nearly 40k of which 8k was for planning etc and builders for the work OH can't do. Most was materials - not sure what we'll do now .... put a kitchen in in the meantime!!

Good luck with the costs

diable

A friend had a bungalow in Bournemouth and instead of a loft conversion just added and extra floor.

downshifted

Hi Gizmosmum - You helped me too - I love the Haynes Manual! It's worrying to see how costs escalate isn't it! We started out thinking £25k would do it, and already we are talking £30k plus - and it is all fairly straightforward. I'm not sure it is worth us going ahead with the loft - bit of a luxury really. Our kitchen is being installed at the beginning of September :-) and if we don't do the loft it's bathroom next!

Gizmosmum_2

That's waht we were thinking - nice to do the loft but a real luxury. Ours will add value but being in the middle of a comple kitchen refurb I'm not sure if I want the hassle of the roof off for 4 weeks!

I'm considering solar pv as an alternative investment with a lot less hassle. I work in the industry so know the pro's and cons. It's a lower return but guaranteed.

I'm spending the next couple of months finishing all those jobs in the house that never quite got finished before the next job was started.