Loft Conversion Costs

bluestreak56

Hi all, I've read many posts on this already but they seem to be quite varied.

I have had a dormer built on my roof (7m wide x 3m deep, providing internal living space 7m x 5m). The external shell has been built from wood, and tiled with standard insulation.

However I have a quote for now completing the interior (plastering, flooring, electrics, walls, heating, etc for £20k

Is this too much? My family seem to think so.. (out of interest I was charged £7k for the shell)

Any input welcome

Gordon_Hose

We had some one come and look at ours. We live in an end terrace and they reckoned £18-£20k.

macman

£27K is not exceptional for a loft conversion-depends what you spend on the fixtures and fittings. The expensive part is putting in the steels to support the new floor, without which it's not a loft conversion but simply loft storage Then you'll need stair access, fireproofing, extending the plumbing and electrics...
But why did you have the dormer done without knowing what the rest of the work would cost?
Only you and your EA will know what it will add to the property value.

suisidevw

£42k for hip to gable, full width dormer, en suite etc.

bluestreak56

All steels and structural work has been taken care of, there was a bit of miscommunication with my builder as the cost of the loft was originally going to take the project above my budget.

However mid build we decided to do it altogether rather than to part do it.

Hip to gable end was completed during the build as I had permission to raise the roof to the same height as the rest of the terrace (end of terrace also).

Fixtures and fittings will likely not be included. Just the basics.

suisidevw

So what's included, what's the final price finished (ESTIMATED) and what's the total loft space in size?

cyclonebri1

I think it's way to much having done several of these, but there is 1 thing that's confusing me. The very first thing that needs doing with these conversions is the strengthening of the floor from a ceiling construction to 1 that can take living space. You say that hasn't been done?, strange?

That apart, given the work that has been done, the remainder falls into the remit of the small or general builder, it really shouldn't be that sort of price.

But yet another worry, you say standard insulation?, building regs dictate higher levels of Ins for dormers and loft constructions for obvious reasons. Is the job legit???

bluestreak56

Included is beams, shell, tiles, standard insulation, wooden floors. Basically everything to make it a usable storage space.

Finished interior size is 7m x 4.5m I would say given the front pitch

Floor has been strengthened and beams put in place wherever required. The back of the dormer rests on the back of the existing house wall if that makes sense so its all load baring.

How much would you estimate the rest costs? Im waiting for him to give me a breakdown on the costs for the remainder of the work.

Building inspector has seen it and only commented on further insulation missing to make it a living space..

cyclonebri1

bluestreak56 wrote: »

Included is beams, shell, tiles, standard insulation, wooden floors. Basically everything to make it a usable storage space.

Finished interior size is 7m x 4.5m I would say given the front pitch

Floor has been strengthened and beams put in place wherever required. The back of the dormer rests on the back of the existing house wall if that makes sense so its all load baring.

How much would you estimate the rest costs? Im waiting for him to give me a breakdown on the costs for the remainder of the work.

Building inspector has seen it and only commented on further insulation missing to make it a living space..

Yes that's the point I was making, I assumed it would be living space given the expense you are going to.
I really would install the correct, (kingspan or similar), insulation at this stage. I'd call it crazy not to be legally able to use it for living for an extra hundred or 2's worth of ins.
I can't give you costs, It would be simple DIY for me, but again the hard work is done, it's relatively simple from where you are at present. Get some local general builders to take a look, it's the only way you with get a feel for the price;)

bluestreak56

Thats very helpful thank you, I shall get some estimates

bluestreak56

ok here is the cost breakdown:

Timber shell in rafters
Flat Roof
Tiling
Beams
Totals £7k

Insulation
Plaster Boarding
Wiring
Stairs
Bathroom fitting (no sanitary ware)
Flooring
Heating fitment
Partitions
Fire Doors
£22k

Bringing the total costs to £29k not including windows, radiators and finish to plaster only.

Is this reasonable? for a dormer 7m width x 3m depth x height 2m
(giving an overall usable room space of 35m2)