WWYD- loft conversion

jtr2803

Hi all,

I'm not sure if this is the right board but I'd really appreciate some impartial advice as I'm emotionally involved and struggling to see the wood for trees.

We bought our three bed semi April 15 for £230k with ten percent deposit. Later that year realised it needed a new roof.

Then moved on to doing loft conversion simultaneously. Had an initial ball park quote which was within funds we had available plus a contingency amount so went ahead and got planning approval and had structural calculations.

Now turns out formalised quote is £5k higher than first thought. Not sure we have enough without borrowing from family to get the build done and even then it won't be complete as we won't have the funds to carpet, paint etc.

The conversion would add a double of around 15x12 ft, a separate shower room and a single bedroom. All we'd lose on first floor is some head space in smallest bedroom as the landing is abnormally large.

On top of that we have yet to complete two bedrooms on first floor as the ceilings will be altered if we do loft conversion, but we won't have money to do that either. I'm currently on maternity leave with our four month old.

So..... Do we push ourselves to have the loft conversion as we need the roof anyway and hope to see some upside when we remortgage in three years or do we now scrap the conversion, chalk up the £2.5k fees to experience and just do the roof spending our remaining £20k available funds on other improvements?

jackomdj

Have you just got one quote? Get some more. Then try to negotiate the quotes.

G_M

jtr2803 wrote: »

Hi all,

......Had an initial ball park quote which was within funds we had available plus a contingency amount
.........

Now turns out formalised quote is £5k higher than first thought.

Are all 4 quotes the same?

Might be worth getting a 5th?

jtr2803

We've only had one quote because we need a roof and the conversion, there are lots of local loft conversion companies but they don't want to do the actual wood work in the loft. We asked over 12 companies for quotes just for the roof and only got five, they were horrendous for coming back to us.

We picked this firm from the people who came and quoted for the roof. I know of two people with similar houses doing a sole loft conversion so I will make some enquiries.

AnotherJoe

I think its worth making the sacrifice now, assuming the roof work will be almost as disruptive as the loft extension, and overall much cheaper to get done in one go rather than two.

Could you do it via interest free credit cards you'd be able to pay off in a year or so?

jtr2803

AnotherJoe wrote: »

I think its worth making the sacrifice now, assuming the roof work will be almost as disruptive as the loft extension, and overall much cheaper to get done in one go rather than two.

Could you do it via interest free credit cards you'd be able to pay off in a year or so?

We can easily get the credit but it's the paying it back that concerns me, I'm struggling to see how we can when I return to work. I think the only realistic way would be when we remortgage providing the market doesn't crash in the next three years

rach_k

If you will still want/need the loft converting eventually, could you get the major structural work for it done along with the roof now and leave it unfinished until you have the money? Get as much done as you can and then stop, leaving (hopefully) just things that can be done from within the house when you can afford it. Or does the roof need doing right now? Could a few repairs make it last until you've saved the rest of the money you need?

A family across the road from us just had their loft converted and I was surprised how long it took and how long they were without a proper roof. Nobody seemed surprised though so I think it was normal. I wouldn't want to do the roof now and then do the loft again in a couple of years.

As a mum, I'd suggest getting things done before the baby is toddling, if possible. Either that or wait until she/he is in school!

jtr2803

rach_k wrote: »

If you will still want/need the loft converting eventually, could you get the major structural work for it done along with the roof now and leave it unfinished until you have the money? Get as much done as you can and then stop, leaving (hopefully) just things that can be done from within the house when you can afford it. Or does the roof need doing right now? Could a few repairs make it last until you've saved the rest of the money you need?

A family across the road from us just had their loft converted and I was surprised how long it took and how long they were without a proper roof. Nobody seemed surprised though so I think it was normal. I wouldn't want to do the roof now and then do the loft again in a couple of years.

As a mum, I'd suggest getting things done before the baby is toddling, if possible. Either that or wait until she/he is in school!

Thanks rach, unfortunately the price we have is literally just for the physical structure. We always knew we'd not be able to do much more than that. To give context we have about £35k available at the moment, the structural work excluding upvc windows and loft insulation is £32k, if we want a temporary tin roof it's an extra £4k. The roof alone is £13k.

We'd probably never have considered a loft conversion if we didn't have to re do the roof. Unfortunately the roof is poor in so many places that repairs are pointless. It's not falling down but it is bad and unfortunately we will have limited saving ability from here.

Cakeguts

Why not just mend the roof. You may not get any money back on the loft extension when you come to sell so it might not be worth doing but the roof certainly is.

jtr2803

Cakeguts wrote: »

Why not just mend the roof. You may not get any money back on the loft extension when you come to sell so it might not be worth doing but the roof certainly is.

Yes, that's an option of course.

My husband is of the mind that we push it back a year or two as he's happy the roof will last but I'm more of the now or never mindset as there's little point doing any work in our existing two bedrooms to then pull the ceilings down and risk ruining it.

Going to sleep on it and appreciate everyone's input.

glasgowdan

Is it a home for life? If so, I'd look at doing it, but with another company and just go back to getting more quotes. Try phoning companies rather than emailing/texting etc.

13k for a new roof on a semi sounds a lot.

Insulation and internal plasterboarding can be done yourself for well under £1000.