Surveyor question: is loft habitable with dropdown staircase?

icebergx

Hi,
I own a 1 bedroom flat, formed when a victorian terrace house was split into 2 flats.
The flat is on the first floor and I actually converted it into a 2 bedroom flat, moving the separate kitchen into the living room creating an open plan kitchen/livingroom, and an additional bedroom where the kitchen used to be.
I obtained all the relevant permissions from the freeholder/authorities when doing this.

Before selling, I plan to insulate and board out the loft, installing Vellux windows and spotlights, potentially creating some additional habitable space.
Currently, the flat is 45m2 and the work in the loft will add an additional 16m2. However, as a substantial among of space will be in the eaves, only an additional 8m2 will be usable. So total usable space will be 53m2.

My question is, does the staircase I build, up to the loft, need to be fixed or will a sturdy dropdown staircase suffice? I'm concerned that, once I find a buyer, is/her surveyor will say that the loft space isn't habitable, as access to it is restricted by the dropdown staircase, and therefore a fixed staircase would need to be installed.

Any assistance in this matter would be appreciated.

G_M

You will need tocomply with Building Regulations. This covers structural requirements, fire safety/escape, insulation and a host of other things.

Read up on the requirements.

https://www.planningportal.co.uk/info/200128/building_control/38/building_regulations

https://www.homebuilding.co.uk/loft-conversion-beginners-guide/

or post here:

http://www.diynot.com/diy/forums/building-regs-planning/

D_M_E

Assuming you do own the loft space and there are no objections to your proposals, then:

In order to get it designated as extra living space, you would need a fixed, permanent staircase, not a foldaway one to comply with building regs etc.

You would also need the freeholder's permission to make the changes.

booksurr

a drop down staircase will not be allowed if you want to designate it as a permanent bedroom.

no estate agent should list the property as 3 bedroom with a drop down like you describe. At best they would describe it as 2 beds with attic space

you will have to install a fixed staircase which will also need to meet fire regulations so you may need to rethink your plan if that means you will lose lots of floorspace creating an enclosed stairwell

eddddy

... and, of course, you have to check your lease to make sure the loft space 'belongs' to you.

Often it 'belongs' to the freeholder.

DigForVictory

You can have some really neat tiny staircases but a dropdown staircase is not ideal for a bedroom.
Consider getting the crash team up there - if you can't get a paramedic in fast, it isn't going to *sell* as a bedroom.

martinsurrey

DigForVictory wrote: »

You can have some really neat tiny staircases but a dropdown staircase is not ideal for a bedroom.
Consider getting the crash team up there - if you can't get a paramedic in fast, it isn't going to *sell* as a bedroom.

replace "not ideal" with "100% against regulations and DEFINITELY not allowed for habitable space"

OP, going for a loft conversion opens up a massive list of new building regulations as 3 story houses need a lot more fire prevention than 2 story.

Ozzuk

As above, I think it's not just the staircase but I think also doors are required, I can't remember if just at the top.

Doozergirl

Ozzuk wrote: »

As above, I think it's not just the staircase but I think also doors are required, I can't remember if just at the top.

Fire doors throughout.

To be realisitic, there is a raft of building regulations that have to be adhered to. Boarding and insulating with a pull down ladder doesn't even begin to cover it.