Fitting a bathroom into a 2 up 2 down.

Toiletduck

Hi,

I have a lovely 1900's 2 up 2 down which is great apart from one big problem. The bathroom is only a showeroom squeezed in above the stairs and it is not possible to fit in a bath without totally sacrificing the back bedroom. Ive been thinking of 2 solutions and was wandering what the prices and impact on value may be.

The best solution would be a loft conversion which given the size of the house would need to be a dormer conversion to have adequate room, the spare room could then move to the loft and the current back bedroom would be a good size bathroom. Any rough estimates on the cost of a 2 up 2 down dormer conversion, id also need the plumbing moving from where the new hall and staircase would go to the current back bedroom with a new bathroom installed there.

The other option which is very common in my area is a small flat roofed ground floor bathroom extension - the back yard isnt massive though so it would leave a small back yard. However I could then take down the partition wall upstairs and have a big back bedroom and perhaps even keep an en -suite shower room in it.

Which sounds the best plan?

cheers

Andy

boobless

hi andy

i think some local research should be your 1st approach, depending on the area you live a dorma loft conversion can vary massively, mine was completed in june 2007 and totalled just under £23,000 - get some quotes on the work 1st for the loft space, then quotes again for a downstairs bathroom ( are you still with me) then go through local estate agents property details and compare prices for upstairs v downstairs bathrooms then dorma and upper bath v dorma/lower bath then dorma/2 bed/lower bath v dorma/1 bed upper bath (hang on in here) if you find the majority of local property has the bathroom downstairs and a loft conversion this should give you an indication of costs and value after works, especially if re plumbing will be an issue which was the case in my own house, i.e the main drains on our terrace where located every other garden so mine had to be re routed to allow bathroom to be built and then the costly exercise of having to pay for next doors to be redirected as well. so research well before making the final decision, the cheapest quote could turn into the costliest way around.

good luck

Toiletduck

I think it sound like a dorma loft conversion is the best bet, I was hoping I could get it done for around £10k though, Ill have to look into the options although Im not in a massive rush just yet. Its just the one point that lets down a lovely house in a popular area. When people 1st come round they love the the look of it from the front, the living room the kitchen the main bedroom and then its "oh youve only got a showeroom".

I have a 24KW combi boiler so presumably that would take another radiator in the loft. The old water tanks are disconnected but still in place up there so I guess removal shouldn't be a big issue. The rear chimney stack has also been removed so it would give a bit more room for a dormer. The first floor layout wouldn't need to change the showroom doorway would be taken out and it would just become a corridor with a straight staircase starting from the shower cubicle rising above the current one. I would need all the plumbing moved accross the partition wall to the back bedroom but I dont think that would be too tricky.

Its more a medium term thing, really at the moment Im just considering the feasibility. Looking along the back a neighbour has a rear dormer so I assume its a sensible idea just depends on the costs.

cheers

andy

andrew-b wrote: »

I expect it will cost much more for a ground floor extension than a loft conversion. A ground floor extension will need planning permission which will add to the costs plus you'll be sacrificing space in the back yard and it may also mean digging in new drainage for sewerage depending on what's already there. You might not get planning permission particularly if it means building close to the boundary of neighbouring properties.

A loft conversion with dormer on the back (ensuring the height of the ridge on the roof isn't exceed) may not need planning permission at all so then you haven't got worry about objections from neighbours!

For either Building Regs will apply though..generally stricter for the loft conversion to comply with fire safety etc.

Also what sort of heating system do you currently have. If you've got a conventional (non-combi) boiler then you've got the water tanks in the loft to contend with if you go for a loft conversion. If you have to replace with a combi boiler thats another few thousand to add to the budget.

Difficult choice to make without seeing but personally i think the loft conversion keeping the bathroom on the first floor sounds a better idea as the bathroom space will then be closer to the bedrooms. Maybe you could put a shower room in the loft conversion too if there's the space which may add to resale value.

Alternatively leave be and sell up .. joking aside, it may work out cheaper and less hassle in the long run!!

Andy