WWYD- loft conversion

jtr2803

glasgowdan wrote: »

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.

It's definitely a long term home, we have great neighbours, the house is spacious and we have good parking and local facilities so I'd see us here for 15+ years.

The quotes we had for the roof ranged from £4k cash to £16k, I think they went £4k, £9k, £11k, £13k, £16k and I vaguely remember another at about £15k excluding scaffolding!

This does include replacing numerous rafters and repointing existing chimney stack and taking down the old one. I can't stress how difficult getting quotes was, my husband had a list on the fridge of everyone he'd called and so many didn't respond even when he physically spoke to them. Some did quotes from a drive by (lol!). The firm we picked have been very thorough and helpful as this has now been going on since September 15! I will ask around though

We can get all the electrics, plumbing and decorative bits done reasonably cheaply due friends and family in the trade, it's really just the structural cost that's the sticking point.

glasgowdan

Check your neighbours to see if anyone's got a new roof and go ask who did it

Doozergirl

I've been building for 17 years and I'm confused.

Firstly, you don't need a loft conversion specialist. It's only an area of building and all builders have to know how lofts and roofs go together. Any good builder is as good as a 'loft conversion specialist' and arguably better as you find when it's a new roof structure more than a conversion and we have to do everything. Loft conversion specialists aren't necessarily better, they just narrow their area of work. It's all marketing, not the level of knowledge and experience.

There will almost certainly be several points at which you can start and stop the building work. A new roof structure built to the specification of the new build, insulated to bring the roof in line with building regs is as far as you need to go if necessary. Structural engineers can design any steels so that they are small enough to bring up through the house later. Ceilings can come down later to create the floor too if necessary, although it might be frustrating if you want everything perfect.

I am confused as to how this project can't be started so that money wasteage is kept to a minimum and a good roof kept overhead. Even if you have a space that is unplastered, it's better than throwing money at othr improvements that won't add value. I'd need more detail to guide more.

Hoploz

Forget loft conversion specialists.

I got a quote for a new dormer and a new second staircase in to my already-converted loft Loft conversion co said £35k. General builder said £7-10k for dormer only. Didn't ask him for stairs - we changed our minds on that. But don't think it was the stairs making the £25k difference somehow!

You need a roofer or carpenter for this job,

P.s. totally sympathise with the trouble getting callbacks and quotes. Always find it a nightmare whatever the job. It's why we do so much DIY! God bless YouTube tutorials these days!

[Deleted User]

Why not do a partial job.., get the fabric of the building done, pipes put in place for bathroom fittings but no fittings, just finish off the main bedroom for now.

Does the quote include decorating? You could do that yourself, get carpet remnants on ebay for a fraction of the cost of carpets and fitting costs from a shop.


Have a look at the quote and see what is non-essential on it, or that you could do yourself., if anything.

I believe that would save a considerable amount.

The other suggestions of getting a traditional builder rather than loft conversion specialist are good.., but make absolutely sure you see completed work (two or three) and be prepared to wait for a good builder. Make sure quotes are detailed so you can see what really needs to be done and what can be left if money is short.

I realise child care is a major expense once you've had a baby but if you look closely at your budget, there might be changes you can make to improve your financial future.

jtr2803

Thanks for the continued suggestions. Not sure if it's got lost in translation but the company we have been working with thus far aren't loft conversion specialists, they are primarily a roofing company who have run some similar projects recently.

The quote we have is for all structural work to replace rafters, tiles, remove one chimney repoint another, build the dormer staircase etc and complete vertical retiling around the top half of the house plus velux windows and basic insulation as our house currently has none, not even any under sarking.

We will have to do everything internally at a later date.

I really do wish to use this firm if we go ahead. After all the hassle we had just trying to find someone to quote I feel like we've built up a good relationship with them over the past 18 months.

Just to clarify regarding the upstairs ceilings, it's an old council house with skeilings so we decided to pull them as without the roof insulation they are a nightmare for mould etc.

I mulled it over a lot last night and I think if we can access enough funds to cover the work it will be 'worth it' long term. I'd really like a home office and I have an older daughter who doesn't live with us and it would be great for her to have somewhere to stay over. I think it means two years of penny watching but we can adjust a few expense areas to save a bit and hopefully we might see some upside on house value in a few years.

jtr2803

glasgowdan wrote: »

Check your neighbours to see if anyone's got a new roof and go ask who did it

No one in our road has had one yet but we know both neighbours have similar problems, they just can't afford it. We actually found someone in an adjacent Road who'd done the re roof and conversion using our original architect (who was an absolute !!!!!!) and had loads of issues with the design and ended up paying more than our quote.

We did find one person on another Road who paid £5k cash for retiling but we want it all done properly and it seems everyone knows a roofer but no one's actually had a new roof!

cyantist

I think you should definitely try to do the work. We’re currently getting a conversion which includes 3 bedrooms, dressing room and bathroom. We are expecting a baby in a couple of months and for us, the additional bedrooms will give us the option of having an au pair which would save a lot of childcare costs especially if we have a second child at some point, or allow us to have family stay over and look after our child on the few days when both hubby and I have to work at the same time.

I would suggest getting more quotes though. We got a quote of 55k to remove all the existing roof and conversion (including existing bathroom), tin roof and all scaffolding, a lot of steels, rebuilding the roof in a completely different shape, 9 windows including one bespoke one, all electrics and plumbing, them supplying and fitting 2 bathrooms and doing all bathroom tiling, then all painting and decorating.

I imagine the space we are looking at is more than yours and being a detached bungalow and therefore having a large floor area, the new roof is likely to be a lot bigger as well and it isn't costing 13k for it. These companies are based in London as well and I’d imagine that adds an extra premium on. We got quotes from a mixture of builders and loft conversion companies – the loft conversion specialists were cheaper than most for what looked the best work.

Hoploz

TBH if you're only £5k short wouldn't you be able to make up this difference by the time payment is due? You haven't got it now but presumably you have some surplus income versus outgoings month-to-month so if you scrimp and save for a few months while you get the work sorted you could rustle it up in the end by the time you need to make the last payment?

jtr2803

After a lot of number crunching I think we can just do it but will have to go without the tin hat during the build to make it feasible and give us a bit of contingency.

My mum has kindly agreed to lend us money if we need it but I'm hoping with some careful management we can avoid that.