Basic Loft conversion

jinnywren

Could anyone tell me what I would expect to pay for basic loft conversion?
I desperately need another bedroom.
One window would do but i don't have room at top of stairs for a permanent staircase so would use something maybe sturdier than a loft ladder. Don't really know.
Would need heating in attic and plastered and floored so it looks like a bedroom.
Don't think I would need any beams moved or added.

Are u talking over £10,000 or less?

jack_regan_2

A friend of mine was quoted £17k for a basic loft conversion. That covered everything from the inital site visit, through to the last drop of paint on the woodwork after completion.

The assistant surveyor who came around with the company said the cheaper way to go about it was to get a good decent local builder to do most of the main work and do the decorations etc your self.

Thats what my friend did and got the complete lot done for around £10K.

The size is approx 4m x 4m and around 2.6m high in the centre.

ewcs

jinnywren wrote: »

Could anyone tell me what I would expect to pay for basic loft conversion?
I desperately need another bedroom.
One window would do but i don't have room at top of stairs for a permanent staircase so would use something maybe sturdier than a loft ladder. Don't really know.
Would need heating in attic and plastered and floored so it looks like a bedroom.
Don't think I would need any beams moved or added.

Are u talking over £10,000 or less?

£10,000 would cover it if you had sky lights and no dormer

tali

If it is for living in as a bedroom -then you really do need heating in attic and plastering and flooring- it can get very cold

downshifted

I'm interested in these prices - we have been told by a surveyor that just the materials for a bungalow loft conversion (1 bed and en suite) would be about £15k - and overall cost for a finished one would be £30 - £35k - it put us off to be honest. We would need 1 small dormer and 1 velux. We are in kent.

iamcornholio

ewcs wrote: »

£10,000 would cover it if you had sky lights and no dormer

How can you say that with no knowledge of what style of roof the OP has, and no indication of what structural work is involved?

If there are builders who can do a loft conversion for £10k, then they will be very busy, but very poor.

There will be over £2k in design and council fees for just a basic conversion, before a hammer is even lifted. Overall, a basic conversion will be in the region of £20k

The OP says that there is no room for permanent stairs, just a loft ladder, so that's a non-starter in any case!

downshifted

Can you tell me how you get to £2k in design and council fees please?

I've just had a quote for a double bedroom plus en suite in a detached bungalow loft. To prepare the plans for submission is £600, plus fees for submission of £60. Planning and Building Control fees are another £275 and there are Inspection fees of £286.25. If structural calculations are required the additional fee is £450.

Have we missed something?

iamcornholio wrote: »

How can you say that with no knowledge of what style of roof the OP has, and no indication of what structural work is involved?

If there are builders who can do a loft conversion for £10k, then they will be very busy, but very poor.

There will be over £2k in design and council fees for just a basic conversion, before a hammer is even lifted. Overall, a basic conversion will be in the region of £20k

The OP says that there is no room for permanent stairs, just a loft ladder, so that's a non-starter in any case!

iamcornholio

downshifted wrote: »

Can you tell me how you get to £2k in design and council fees please?

It's a typical allowance.

Your design fees seem cheap, or just for a straightforward gabled roof. Otherwise I'd expect the designer to charge more, or just do a basic design and leave it for the builder to sort the detail out - which is risky

Engineers fees are about right.

Your b/regs fees seem to be really cheap and look like those for a floor area of less than 10m2.

However, if your £275 council fees are really for planning (£150) and b/regs (£125), then your b/regs fee is just for the plan checking, and there will be another charge for the site inspections of a few hundred £'s

biggy123456789

This job seems like a non-starter!! if there isn't sufficient head height at the top of the stairs then there isnt enough room in the loft to provide another bedroom. A minimum of 2m is required above every tread on a stair and the same in the loft space. This is minimum!! £10k to provide a loft conversion is no where near enough. This would only just provide the materials required. I agree with iamcornholio that £20k is a good starting figure, yes some builders can do the job for less but allow this and you shouldn't be far wrong unless that is you want a dormer aswell then add £5k +. As for the design and council fees I think £2k is about right!! The planning fee if required will be a set fee of £150, Building control will be again £150. The engineers fees between £350-£500 dependant on the scale of works required. The site inspection fee carried out by the building inspector will be in the region of £300 + VAT dependant on the council. and the design fees can be anywhere from £600 - £1200 dependant on who does the designs. I do however feel £600 is very low for a loft conversion but hey if they can do it for that then great.

Hopefully this helps

James

jinnywren

biggy123456789 wrote: »

This job seems like a non-starter!! if there isn't sufficient head height at the top of the stairs then there isnt enough room in the loft to provide another bedroom. A minimum of 2m is required above every tread on a stair and the same in the loft space. This is minimum!! £10k to provide a loft conversion is no where near enough. This would only just provide the materials required. I agree with iamcornholio that £20k is a good starting figure, yes some builders can do the job for less but allow this and you shouldn't be far wrong unless that is you want a dormer aswell then add £5k +. As for the design and council fees I think £2k is about right!! The planning fee if required will be a set fee of £150, Building control will be again £150. The engineers fees between £350-£500 dependant on the scale of works required. The site inspection fee carried out by the building inspector will be in the region of £300 + VAT dependant on the council. and the design fees can be anywhere from £600 - £1200 dependant on who does the designs. I do however feel £600 is very low for a loft conversion but hey if they can do it for that then great.

Hopefully this helps

James

Why is the job a non starter?
All I wanted was another room for sleeping in!!!
The height of landing is high enough for staircase, it's the floorspace on landing that is narrow.
Do I need planning permission for a velux window not a dormer. I already know that the attic height is high enough for a room.
I'm ok with it not being classed as a bedroom & just storage when it comes to selling.
I just need morespace.

smnb08

hi im in the same position as you.
need another room but my landing is tiny.
i was wondering if i might be able to have a staircase going up from one of the bedrooms.
i do have a very large front bedroom that i could make smaller to have another landing for the stairs to go up.does that make sence?
is that maybe something you could do?