Completing a partially finished loft conversion - how much?

wiggly

When we bought our house, the previous owner had converted the loft into a living space, but because he rented it first, he took the stairs to the loft out as it didn't meet the requirements for renting etc

We would like to put the stairs back in, and put a fire door in (as I think we need one) and sort out the insulation. The floor is sorted and there is a window at the back of the loft but that looks out onto our back yard which is gated so, as I understand it, we need an escape route via the front of the house too. Currently there is just a loft ladder to the loft. There is lighting, and a radiator already up there.

I don't know where to start tbh - do we need an architect? how do you select a builder? how can I find out what it is we actually NEED to do?

Any advice would be very welcome, if I haven't given enough info let me know!

macman

Has it been part-converted as a proper living area, or just as storage space? To pass Building Regs as a loft conversion, there will need to have been RSJ's inserted before the new floor is laid. Otherwise the new floor won't take the weight.
Have you got the certification for the work that has been carried out? If not, you're probably going to have to rip out some of it in order to get past Building Regs (for example to expose the steels).
It's quite impossible for anyone to give you an estimate without a site inspection.
You need a builder who specialises in loft conversions.
There may also be planning permission issues involved.
When you purchased the property, did your solicitor not make enquiries about the status of the work part-done?

System

the biggest problem you have is that you have no idea whether the work already done meets any of the building regulations (which it sounds like it doesn't)
It's probably best to look at it as a new loft conversion, I would get one of the specialist loft conversion companies in for a chat and maybe a couple of local guys whether architects or architectural technologists to get a good idea of what's involved as no-one on here can give accurate advice without seeing what is there etc

mart.vader

Probably best to start off with an informal meeting at your local council Planning Office who will tell you what's allowed and what's not. then maybe, get a local building firm with a track record in loft conversion in to tell you how much it'll cost.

Have just had a loft conversion done - it's been OK'd by the Building Regs Inspector. There are velux windows at the front, which you could use to escape, if the fire brigade had a ladder up to them, but no other escape route. The Inspector required new fire doors on all rooms, except WC and bathroom, and (I think) 150mm of insulation in dormer and habitable area, and wired-in smoke detectors.

southcoastrgi

wiggly wrote: »

When we bought our house, the previous owner had converted the loft into a living space, but because he rented it first, he took the stairs to the loft out as it didn't meet the requirements for renting etc

TBH i think that tells you all you need to know with regard to whether it's a proper legal loft conversion

macman

The floor is the biggest issue. If the steels have not been put in then you'll have to remove the existing floor and start all over again. That's the first thing to check.

wiggly

Thanks all

When we had our structural survey done the engineer said that the floor had been reinforced way above what was needed so I don't think we have a problem with the floor. No we don't have any paperwork though (don't think we do anyway).

If it's a complete restart there is no way we can afford it. To my knowledge and chatting to the previous owner (we rented before we bought it) he had to put it on the rental market quick (had got married, baby 2 on the way and no where to put them = them moving. He said he didn't have the mental capacity to move, sell, AND have another baby so put it up for rent in the meantime) and rather than install the internal wall upstairs, put the velux in, and whatever else needed doing they removed the stairs and put in the loft ladder.

In terms of finding someone to ask then, what in particular am I looking for? Is there a trade body membership that they should have etc? Never had to deal with builders before.

wiggly

3 local loft companies googled and will contact them in the morning about getting someone round to have a look I have asked people I know for recommendations but no one we know have had work done so it's a bit of a guess who to contact!
thanks all x

planning_officer

mart.vader wrote: »

Probably best to start off with an informal meeting at your local council Planning Office who will tell you what's allowed and what's not. then maybe, get a local building firm with a track record in loft conversion in to tell you how much it'll cost.

Loft conversions don't need planning permission. It's any external works that can require planning permission - dormers, rooflights, roof alterations etc. However some of these may be 'permitted development' and not require a planning application.

macman

wiggly wrote: »

Thanks all

When we had our structural survey done the engineer said that the floor had been reinforced way above what was needed so I don't think we have a problem with the floor. No we don't have any paperwork though (don't think we do anyway).

If it's a complete restart there is no way we can afford it. To my knowledge and chatting to the previous owner (we rented before we bought it) he had to put it on the rental market quick (had got married, baby 2 on the way and no where to put them = them moving. He said he didn't have the mental capacity to move, sell, AND have another baby so put it up for rent in the meantime) and rather than install the internal wall upstairs, put the velux in, and whatever else needed doing they removed the stairs and put in the loft ladder.

In terms of finding someone to ask then, what in particular am I looking for? Is there a trade body membership that they should have etc? Never had to deal with builders before.

But the point is that if BC have not approved it, or if you don't have the paperwork to prove that they did, then the floor will need to come up at least partially to get it properly certified. BC can't pass something unless it's visible. The same applies to any other structural work already done, such as the dormer and velux.
If you bought this property knowing that it did not have Building Control approval for the work already done, then you will have to bear any costs arising from inspection and possible remedial work. If you bought it believing that BC approval had been obtained, and it was not, then your solicitor may have been negligent.

wiggly

The room wasn't included as a habitable room, just a loft space, so we're not being stupid here - it just so happens that the floor had been reinforced already.

Anyway it's all a moot point because one of the companies came round today to look and said just what you've done, that it would all need to come out. Sadly their estimate for the job is about £3-4k more than we can afford (he suggested around £12k) and as we want to move in a couple of years it's not really justifiable.

Not to worry New bathroom instead