Where to start with vague Extension/loft conversion plan?

united4ever

I will need to work from home full time from later in the year. No dedicated space for an office and working from my kids bedroom desk would not be great. So I want to explore either loft conversion or side and rear extension but I don't know which is best. The budget will probably guide it (only about 50k) and in the north west.

If I call a builder to come for a quote, are they even going to entertain the idea of coming round to advise without any architects plans etc or should I be looking to get plans drawn up first and then seeking a builder? I have been recommended a couple of builders by word of mouth but don't want to waste their time early on. I know good builders are busy so willing to wait 6 months or so if need be.

Jeepers_Creepers

No harm in asking a builder or two - they will hopefully call in on the way to or from work, and should be happy to have a chat. That's unless they are snowed under. They might even be able to give you the roughest of ballpark figures, especially if they've done similar work on a regular basis.

That would hopefully be enough to give you an idea if it's a go-er.

You will, tho', then need an architect to draw up the working plans, and they'll almost certainly require the input of a Structural Engineer for the techie stuff. You will need to factor in a £ew k just for that alone.

Unless you are certain that it comes under Permitted Development, you should check this too before getting too involved.

edgex

It's worth doing some investigative work yourself to see what the options really are.

Some lofts are easily converted, other's aren't. Is there an obvious place for stairs, or would you lose space from an existing room?

If you give more info on the property, then you'll get some answers.
Picture of the house & a basic floorplan would do.

united4ever

ok, floorplan attached...no measurements but it's a small house only 72 sq meters and bedroom 3 is tiny really (something like 3x2 meters). I don't know if the loft is 'easily' converted - plenty of others on the street with identical houses have done so with or without a dormer. The stairs would have to come from bedroom 3 unfortunately - the landing is really tight and cannot see how it could be done any other way. This is why an extension would be preferable since the loft conversion would probably just be getting a bigger third bedroom. There is a garage to the side of the house which would need demolishing (no asbestos). But for 50k I will not get much extension wise I fear.

Ideally I would leave the loft and have a single storey out from the dining/kitchen perhaps 3 meters and then use the space to the side of the house (right side of diagram) to demolish garage and have an office space (and even better if it was 2 storey and creates a 4th room above it. I am aware that this won't happen for 50k but also aware that in terms of getting value per square meter of investment the latter option would be much better than simply getting a bigger 3rd bedroom for 30-50k.

united4ever

aerial view, red line indicates the general area that could be used.

edgex

So, not a hipped roof, which makes it easier. 90s build (?), which means it's likely a trussed roof, so a bit more work for a loft conversion.
But yes, stairs are the issue.

A rear extension would mean losing quite a bit of the garden, & would make the dining room & kitchen internal rooms.

A side extension looks the easiest.

united4ever

1960s build actually, I was thinking the extension out of kitchen and dining room would just extend the existing rooms, with velux windows to bring light in.

Not too fussed about losing a bit of garden...it's mainly that paved area which we don't use so much anyway.

edgex

united4ever said:

1960s build actually, I was thinking the extension out of kitchen and dining room would just extend the existing rooms, with velux windows to bring light in.

Not too fussed about losing a bit of garden...it's mainly that paved area which we don't use so much anyway.

That doesn't get you an additional room for an office, unless you also change the layout.

united4ever

sure, I was thinking the side extension would be the office and the kitchen/diner part would just be an improvement which we have been thinking of for some years and may be efficient to do at the same time. You're right though - to prioritise the office then side extension alone could be an option which may cost similar to a loft extension but give us more indoor space.

Doozergirl

united4ever said:

sure, I was thinking the side extension would be the office and the kitchen/diner part would just be an improvement which we have been thinking of for some years and may be efficient to do at the same time. You're right though - to prioritise the office then side extension alone could be an option which may cost similar to a loft extension but give us more indoor space.

The loft conversion is the cheapest route, but I can't see what kind of pitch you have.   It doesn't look particularly steep enough. 

Anyone else gone into the loft? 

united4ever

Picture of pitch attached. I have merely popped my head through the hatch, it's not boarded to really investigate it.