loft conversion price question

stedwell

Hi
I had my first quote for a loft conversion 2day. Smallish attic space. Got to move the rafters and put in a combi heating system. Bedroom and ensuite up there, stairs etc. £30,000. Any thoughts on whether this is a reasonable price?
Thanks

cattie

About average I'd say. One of my friends is having a loft conversion done next February & has a quote of £40k for bedroom & ensuite in house which currently has 2 upstairs bedroom & downstairs bathroom.

stedwell

Thanks for that info Cattie. I knew it wasn't going to be cheap but I am amazed at some of the prices being asked!

mrcow

My loft extension was a pretty simple one, just two bedrooms and a new staircase and all the associated making good and cost around £16000.

I guess it depends on all the other work you're having done.

Whichever builder you chose to go with in the end, make sure that you get at least threee quotes.

stedwell

I must admit mrcow I was looking more in the region of 20,000. Guess the new combi system and the en suite is putting the price up. I have sent for some more quotes - just waiting.

cattie

I think it could depend on location too. My friend lives on the borders on SE London/Kent & prices are normally higher down south for most trades unfortunately.

stedwell

It seems that everything on the south coast costs more! Perhaps I should move up country rather than convert my loft!

ormus

ive got a mate in west london, hes been quoted 80k and 100k for a double extension!
here in the north west, about 20k would get the main structure done.

mrcow

cattie wrote: »

I think it could depend on location too. My friend lives on the borders on SE London/Kent & prices are normally higher down south for most trades unfortunately.

I live in Kent, about 35 miles from London.

catt_2

Stedwell

Hope the following may help, though it was a few years ago.

Had a conversion done in the London area a few years ago. Edwardian semi. It cost £14,500 and a bit extra for more lighting.

For that I got plans drawn & submitted, a new staircase to match existing, a rear dormer, a stairwell with window and room 3x4m with rear dormer window, all plastered, all electrics, radiator, 3 fire doors downstairs, door closers on 4 doors, use of crane to lift materials over house, scaffolding frame to rear, working on a 2 storey house.

Did own internal decoration and flooring.

Quotes varied from £12,000 to £20,000 at the time. Would urge you to get several quotes, including a nationwide loft company, a local loft company and a local builder who has done lofts. Then go see examples of their work.

Another feasible route is to have your plans drawn independently and then get companies to quote.

Part of the sales pitch of loft companies may be that you'll require steel RSJ support beams. They send out a salesman but call him a surveyor. Our chosen company ended up using cheaper flitch beams (which the local builder had qouted for at £12k) after all and there was no refund for the difference in cost.

Be prepared for noise, dirt and inconvenience!

Good luck!

stedwell

Thanks Catt
There really does seem to be a huge difference in what builders will charge. I am going to shop around and will be on guard for things like like filtcher beams. Nearly crashed the car driving through our estate cos I was looking up at roofs for velux windows. Do you think it would be cheeky to knock and ask who converted them?