loft conversion answers

homeowner67

my husband got a builder in to convert less than half our loft to a room, 9 yrs ago. he removed 2 braces and put in about 8 uprights down each side to counteract this. we put in a velux window, lights, sockets and a radiator off the heating system. We now want to move but are worried about the conveyancing. We didnt get planning permission so no building regs. It is being marketed as a decorated loft space with radiator and velux window. will we have problems?

fluffpot

I think as long as its not marketed as a habitable room then you will be fine

MX5huggy

Does it have stairs?

flashg67

Don't know if anythings changed since 2005, but I sold a house in a similar situation and had no issues - like you, we couldn't describe it as a bedroom etc

teneighty

Even though the conversion cannot be classed as habitable a survey should pick up the unauthorised structural alterations to the roof.

Was the removal of the braces and insertion of vertical supports done properly? That's what a potential buyer will be thinking.

drummer_666

you'll have problems if you're trying to get the money back that you paid for the conversion

cyclonebri1

As others have said you won't have issues provided it is listed as storage and not bed/living space.

The mega question is whether the floor joists were strengthened, if they weren't then it's not a case of getting any money back, more 1 of have you actually devalued the house., sorry, just being blunt.:(

leveller2911

cyclonebri1 wrote: »

The mega question is whether the floor joists were strengthened, if they weren't then it's not a case of getting any money back, more 1 of have you actually devalued the house., sorry, just being blunt.:(

Your not a Carpenter are you? if you were you would know that taking strutts out which are fixed to a central "binder" and fitting a number of studs instead would not necessarily mean they need the joists strengthening.It all depends on what span the joists are and how close the new studwork is to the existing binder.

The Op hasn't actually said if its a truss roof or traditional cut & pitch roof so I haven't got the foggiest idea whether the alterations are safe or not and I'm a chippy.Theres not enough information given to say the joists need strengthening.

"Not being blunt" just scaremongering..........;)

cyclonebri1

leveller2911 wrote: »

Your not a Carpenter are you? if you were you would know that taking strutts out which are fixed to a central "binder" and fitting a number of studs instead would not necessarily mean they need the joists strengthening.It all depends on what span the joists are and how close the new studwork is to the existing binder.

The Op hasn't actually said if its a truss roof or traditional cut & pitch roof so I haven't got the foggiest idea whether the alterations are safe or not and I'm a chippy.Theres not enough information given to say the joists need strengthening.

"Not being blunt" just scaremongering..........;)

Well maybe I can read a little deeper than you, the struts the OP talked of will be either parts of a structured roof truss, in which case adding any extra battens elsewhere simply will not render them safe again.

If not they will be midway supports in a conventional roof from the rafters down to a supporting intermediate wall point on the floor joists.

But either way it does not matter, the previous trusses or joists will not be suitable for anything other than light storage or occasional pedestrian traffic, as all extra weight deflects the floor joists which in turn load the roof. I know another thing, roofs and roof structures are constructed to a minimum standard, there won't be more structure in there than the minimum code says there has to be.
And yes, blunt, not dam scaremongering:p


Oh and I have done several loft conversions previously, to comply with building and planning regs , I have also put right situations like this so I do feel qualified.
Even with full steels in place the floor would need strengthening due to additional load and the fact that triangulation has been altered.

Joiner? no, structural engineer? yes I was.

leveller2911

cyclonebri1 wrote: »

Well maybe I can read a little deeper than you,

So your a mind reader too.........amazing.

the struts the OP talked of will be either parts of a structured roof truss, in which case adding any extra battens elsewhere simply will not render them safe again.

Guessing then

If not they will be midway supports in a conventional roof from the rafters down to a supporting intermediate wall point on the floor joists.

What you mean to say is they will be "struts" supporting the "Purlin" fixed to a "Binder"


But either way it does not matter, the previous trusses or joists will not be suitable for anything other than light storage or occasional pedestrian traffic.

Factually incorrect.If the "ashlar" wall (which sounds as though the builder erected) are sitting on or near a supporting wall then the structure may well be safe. The problem is we don't know as the OP hasn't given enough info and should get in contact with a structural engineer rather than an internet forum


And yes, blunt, not dam scaremongering:p


Oh and I have done several for Building and planning reg loft conversions previously, I have also put right situations like this so I do feel qualified.

I go metal detecting, doesn't make me an Archeologist....




Joiner? no, structural engineer? yes I was.

Qualified Joiner & Carpenter making Joinery and also traditional cut & pitch roofs,eyebrow windows,Mansard roofs,Sussex barn Hips,gables,dormars etc.


Replies highlighted..

If you were a structural engineer you wouldn't have jumped to conclusions based on little or no evidence and would have called them by their proper names (Purlin,struts and binders).

I wonder if thats how some structural engineers make their money......

By scaremongering/frightening people based on little information.

My advice to the OP is get it checked out for piece of mind if nothing else.

FilthyLuka

I always thought binders were to break the span of ceiling joists; I've never seen them supporting the rafters.

Whats the condition of the ceiling of the room below the loft conversion? If its showing signs of cracking to the plaster theres probably a structural issue

Building regs would have been needed for a loft conversion and theres a good chance that theres issues with unauthorised conversions. Did anyone advise you at the time about them as this is often an issue when selling.

Was is a bungalow or a 2 storey house or more before the works? Do you have fire doors and mains smoke detection?