Loft Conversion - 30s Semi

omariqy

Hello all

We are in the process of buying a 1930s semi detached 3 bed property. We are keen to convert the loft so that we get an extra bedroom with en-suite. Either a velux loft conversion or a dormer conversion. We are talking about an area of 20 to 25 square meters. It's a typical 30s property with the stairs running down one side of the property and very high ceilings. I have been speaking to a friend who is an architect (commercial property). He has said that we will need to do a side dormer to give headroom for the stairs. He reckons costs will be £20k to £25k for everything all in ready for us to paint and carpet. He mentioned that if we hire a carpenter and do the management ourselves we could save 10% on costs. I have a few questions if someone doesn't mind answering?

- Does that quote seem reasonable?
- Could we avoid a dormer by bending the stairs round into the middle of the room?
- Has anyone got experience of managing it themselves and what will it involve? I am inexperienced but willing to work hard to get it done and learn!
- Will I need planning permission?
- We have the original 1930s doors in the property - will they need to be replaced?

Doozergirl

You're going to need more than a carpenter!

Saving 10% shows an architect's lack of understanding of how much project management really needs to happen on a small job. He's essentially saying you'd save 10% on employing a separate project manager, but not many people would employ a completely separate project manager on a job that small. No contractor is going to reduce their bill by 10% for you to tell them how to suck eggs I wouldn't include that amount in his current estimate anyway.

True self management (with 'a carpenter') would save more than 10%. Everything is possible, but a loft conversion isn't somewhere I'd start to learn how to project manage separate trades. It's pretty intricate work and there's lots to comply with.

Everyone is so busy, it might be hard to pull in separate trades and subsequently manage them around each other without already having someone who is likely to be on site a lot on board as a friend or trusted contact.

Bringing stairs up into the middle of a room is going to slice up your potential area for putting furniture - beds, particularly - and dramatically reduce how usable room is. You need drawings to make the right decision.

You would usually be required to change your doors for fire doors and you must put safety first. Sometimes you can get away with upgrading the fire resistance of historic doors, but my experience is that it's more likely in a listed building.

Loft conversions are usually Permitted Development, but have a google for the planning portal advice on loft conversions.

omariqy

Doozergirl wrote: »

You're going to need more than a carpenter!

Saving 10% shows an architect's lack of understanding of how much project management really needs to happen on a small job. He's essentially saying you'd save 10% on employing a separate project manager, but not many people would employ a completely separate project manager on a job that small. No contractor is going to reduce their bill by 10% for you to tell them how to suck eggs I wouldn't include that amount in his current estimate anyway.

True self management (with 'a carpenter') would save more than 10%. Everything is possible, but a loft conversion isn't somewhere I'd start to learn how to project manage separate trades. It's pretty intricate work and there's lots to comply with.

Everyone is so busy, it might be hard to pull in separate trades and subsequently manage them around each other without already having someone who is likely to be on site a lot on board as a friend or trusted contact.

Bringing stairs up into the middle of a room is going to slice up your potential area for putting furniture - beds, particularly - and dramatically reduce how usable room is. You need drawings to make the right decision.

You would usually be required to change your doors for fire doors and you must put safety first. Sometimes you can get away with upgrading the fire resistance of historic doors, but my experience is that it's more likely in a listed building.

Loft conversions are usually Permitted Development, but have a google for the planning portal advice on loft conversions.

Thanks for the advice. Very helpful.

omariqy

I think we will go for a dormer for the stairs. in terms of cost what am I looking at for 25 square meters in the Midlands?

sysadmin

We've literally just done this.
1930s semi, had a wrap around dormer with 2 velux windows to the front.
Big bedroom, en suite and small walk in wardrobe

All in, including the en suite but not including carpeting or decorating and it cost is £33k (West Midlands)

Took the guys around 11 weeks to complete

omariqy

sysadmin wrote: »

We've literally just done this.
1930s semi, had a wrap around dormer with 2 velux windows to the front.
Big bedroom, en suite and small walk in wardrobe

All in, including the en suite but not including carpeting or decorating and it cost is £33k (West Midlands)

Took the guys around 11 weeks to complete

That's great, thanks. Not sure if we would do a wrap around dormer but that is very useful. Ideally I want to spend no more than £25k! I will shop around once we are closer to completion.

Billy_Bullocks

omariqy wrote: »

That's great, thanks. Not sure if we would do a wrap around dormer but that is very useful. Ideally I want to spend no more than £25k! I will shop around once we are closer to completion.

If 25k is the maximum you want to spend what are you doing about any additional unforeseen costs that may come up once work starts?

omariqy

Billy_Bullocks wrote: »

If 25k is the maximum you want to spend what are you doing about any additional unforeseen costs that may come up once work starts?

I've got more funds if need be but I just don't want to spend that much on a loft conversion. I had a budget in mind. Obviously if every quote I get is £30k plus then I will have to reassess.

Billy_Bullocks

To be honest I'd consider buying a four bed house if you need four bedrooms.

omariqy

Billy_Bullocks wrote: »

To be honest I'd consider buying a four bed house if you need four bedrooms.

The cost differential is much bigger than £25k to £35k. Plus there are not many of them available.