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Cost of replacing and reconfiguring a roof on a bungalow?

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  • Owain_Moneysaver
    Owain_Moneysaver Posts: 11,392 Forumite
    Part of the Furniture 10,000 Posts Name Dropper
    If you convert a bungalow you will lose the space for the stairs on the ground floor. This may give you a less than optimal layout.

    The ground floor of the house will still be an older house with older plumbing, wiring, and levels of insulation. This will affect the resale value.

    Depending on the existing structure you may need to beef up or rebuild internal walls, install steelwork, possibly even drop new steels to the foundations and pile or underpin below the foundations to support the weight of the new structure. This will need a structural engineer to design and sign off the calculations for Building Control.

    If you demolish and rebuild to a two storey house you can:
    • Get a better position on site
    • Include an integral garage with access from the house, giving you more 1st floor space over the garage
    • Have a better ground floor layout with optimal position for stairs, and enough downstairs rooms to be proportionate to the 4+ bedrooms you want.
    • Have a new house with new plumbing, wiring, insulation, and an NHBC or other self-builder insurance scheme 10 year structural guarantee.
    • Possibly incorporate a basement, depending on what foundations are required this can be a very economical way of adding extra space
    • If you can do 2 storeys + full roof height then you retain loft storage and if you use attic trusses and lay out the stairs accordingly, retain the potention for a full attic conversion to a 3 storey house.

    A factory made timber frame house can be wind/watertight on site in a matter of weeks, and there are no internal finishes to be damaged before it's watertight. If you take the roof off the existing house and it pours, you can have considerable collateral damage.

    And you get the 20% VAT reclaim on the new build.
    A kind word lasts a minute, a skelped erse is sair for a day.
  • Errata
    Errata Posts: 38,230 Forumite
    10,000 Posts Combo Breaker
    Are you 100% certain you'll get planning permission?
    .................:)....I'm smiling because I have no idea what's going on ...:)
  • leveller2911
    leveller2911 Posts: 8,061 Forumite
    Errata wrote: »
    Are you 100% certain you'll get planning permission?


    Good post as many local Authorities won't allow the ridge height (top of roof) to exceed those of the surrounding properties so they may not have enough height .

    PP can be far from a dead cert.
  • Doozergirl
    Doozergirl Posts: 34,075 Forumite
    Part of the Furniture 10,000 Posts Name Dropper Photogenic
    edited 17 March 2011 at 11:35PM
    If you convert a bungalow you will lose the space for the stairs on the ground floor. This may give you a less than optimal layout. I am in a house that is 240 square metres. The stairs take up about 3 square meters of each level. If you're remodelling, you're remodelling. The stairs can go where you think they will best be placed.

    The ground floor of the house will still be an older house with older plumbing, wiring, and levels of insulation. This will affect the resale value. The boiler, wiring will both need upgrading. The boiler to cope with the size, the wiring if it isn't up to modern regs. As for insulation, they can inject, upgrade or indeed, do nothing. It won't affect the resale value at all.

    Depending on the existing structure you may need to beef up or rebuild internal walls, that really does depend. Bungalows are generally pretty recent structures install steelwork, possibly possibly even drop new steels to the foundations I don't know what you're talking about there and pile or underpin below the foundations to support the weight of the new structure. It already had a roof that covered that floorspace, the weight shouldn't be too much more, of course the joists will need altering and the way they hang onto the original walls but it will be considered a loft conversion by building control; underpinning should not be necessary This will need a structural engineer to design and sign off the calculations for Building Control. Yes. No different to new builds. Structural engineer will almost certainly be involved at some point.

    If you demolish and rebuild to a two storey house you can:
    • Get a better position on site
    • Include an integral garage with access from the house, giving you more 1st floor space over the garage an integral garage eats more internal space than the staircase you pointed out. Which a new build needs.
    • Have a better ground floor layout with optimal position for stairs, and enough downstairs rooms to be proportionate to the 4+ bedrooms you want. Not if it has an integral garage, it won't.
    • Have a new house with new plumbing, wiring, insulation, and an NHBC or other self-builder insurance scheme 10 year structural guarantee. Because it would need one to be mortgageable.
    • Possibly incorporate a basement, depending on what foundations are required this can be a very economical way of adding extra space. Are you spending their lottery winnings? You can't get a more expensive way of creating space.
    • If you can do 2 storeys + full roof height then you retain loft storage, you get eaves storage in loft conversions. If upstairs is circa 100square meter then there will be a lot of storage space in the sides of the roof. and if you use attic trusses and lay out the stairs accordingly, retain the potention for a full attic conversion to a 3 storey house. You've gone from a bungalow to a four storey house. You know there is only so much value a plot can take? I wonder what planning would say about a nice new four storey house where there used to be a bungalow.

    A factory made timber frame house can be wind/watertight on site in a matter of weeks, and there are no internal finishes to be damaged before it's watertight. If you take the roof off the existing house and it pours, you can have considerable collateral damage.

    And you get the 20% VAT reclaim on the new build.

    Not to be purposely picky, but if the decision were that simple! More balance is needed.

    I think that if a 1000 square foot bungalow is worth £300k then even with two storeys it's probably not worth much more than £450k. I think it would cost that to build, with the land.

    A proper two storey house on the same plot it will depend on the size of the plot as to what it can hold and so square footage will play a part but the budget then starts moving upwards and you're spending at least £500k even when you've saved your VAT.

    I don't have an opinion on either as you'd have to see the house and plot, but it's not always clear cut what you choose to do. Aside from the simple maths of how much it will cost to do, land values are very different up and down the UK. Where I live, land value is around half the end price of a property so it's incredibly difficult to new build and come out on top. In London, land is exceptionally expensive and things like basements and extra storeys will add value whereas outside London, it doesn't really. You can add another storey and only add 10% in value. A cellar adds nothing.

    The OP really needs to look at resale values and firm up quotes. Both are massive, stressful jobs that will render the place uninhabitable at least some period of time.
    Everything that is supposed to be in heaven is already here on earth.
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