Loft Conversion

misterthrifty

Hi all

We are considering having the loft in our property converted to an extra bedroom with en-suite and would appreciate some advice to get us started. The property is in Sutton Coldfield, a large 1930's 3 bed semi, the loft looks ideal for conversion as there is little central woodwork to be done. There were plans drawn up about 10 years ago for a similar scheme and planning permission obtained though this has lapsed now. The stairs can apparently fit over the existing stairwell so there is no loss of bedroom space.

Do we need to obtain new planning consent, I'm not aure if the law has been relaxed in this area? Can somebody suggest a rule-of-thumb budget for us to keep in mind? How do we go about finding suitable builders?

Any advice appreciated so we can get things moving.

TIA

SJshah

misterthrifty wrote: »

Do we need to obtain new planning consent, I'm not aure if the law has been relaxed in this area? Can somebody suggest a rule-of-thumb budget for us to keep in mind? How do we go about finding suitable builders?

You shouldn't need planning permission for a loft conversion however you will need to subit your plans/drawings with stuctural calculations to get building regulations approval.

In London, the average for a loft conversion is about 30-35k for a conversion 3-bedroom house. Not sure about other areas. Try finding builders who have worked on houses locally, or through a friend's recommendation. Make sure you get at least 3 quotes from different people before you give someone the go-ahead and always look at previous work they have carried out.

Hope it helps.

Klug

We had a loft conversion 3 years ago and did need planning permission. If in doubt speak to your local planning office at the council, usually quite helpful. We found our builder simply by walking around the area, noting who had had a loft conversion done recently and posting a note through the door asking them if they were happy with the work and would they recommend the builder? Not particularly scientific but it worked for us.

iamcornholio

Most loft conversions do not require planning permission now.

But if you want a dormer window then you will probably need planning permission for that. Also, by putting the stairs over the existing stairwell, you may need the roof altering to get the headroom to use the stairs. An option may be a gable conversion instead (if your house has a hipped roof)

But stairs are very difficult to get in over the existing stairs in a normal semi (due to building regulations), and you normally lose the box room or take some off one or both other bedrooms

Building regulations will be required via a new application

Depending on the amount of alteration and new steelwork, you tend to be looking at around £25k minimum for a normal semi. But it can vary a great deal depending on the design of the alterations and the amount of work the builder needs to do

You wont get a meaningful quote off a builder unless he has detailed plans and specification to quote from

There may be about £2k in design, engineers fees and statutory fees too

Loft conversions are specialist work, but any experienced building firm can do the work. You wont need a specialist loft conversion company, and these tend to charge a premium in any case

Econoloft

Not all conversions require planning. A huge amount can be done with the loft and a lot of people use the loft as the new master suite. If you have plans you can send these to any local companies, see if any friends recc anyone to you. The average cost for a loft conversion is around the £30k. This would include brickwork, joinery, plumbing, electrics and plastering. You may want to budget more to fit the room out and decorate. If anyone in your road has had a loft conversion it is worth asking them if you could have a look and if they would recc some one to you. Also if it was built recently they will advise you on what applications were sent to the Local Authority.

One other important piece of paper work you will require to obtain would be a party wall agreement with your neighbour. This should not cost you if the company you choose can inform them of the works to be carried out and assure them no damage will be caused.

Any further questions?

iamcornholio

Econoloft wrote: »

One other important piece of paper work you will require to obtain would be a party wall agreement with your neighbour. This should not cost you if the company you choose can inform them of the works to be carried out and assure them no damage will be caused.

Once a PW notice is served on the neighbour, it can cost the building owner big time if the neighbour wants to appoint their own surveyor to deal with the work. And it can even run to three surveyors if they can't agree ... and the person having the loft work done pays for everything

This is why it is important to pick a designer carefully, who has experience to design where possible to avoid using the party wall.