Loft Conversion Questions

[sk1pper]

I'm just on a fact finding mission right now, I know Google is my friend but sometimes it's easier to just ask people who have already been there and done that.

I live in a 2 bedroom terraced house, we have a loft that I want to convert into a 3rd bedroom but this is my first time owning a house and my DH know less about DIY and house improvements than me.

I've booked in a few companies to get quotes next week but I've got some questions in the meantime. If anyone has an answer (as vague or detailed as you like - I realise it's hard having not seen said loft!)

I assume I'll need planning permission and architect plans drawn up - can the building company organise this?

Will I need a structural engineer? Will he look at it before and/or after the work has been completed. How much does this cost?

The same for the building regulation inspector, does he see it before and/or after and how much will it cost?

Any other things I need to think about that I haven't? Any questions I should ask to the builders next week?

Any info greatly appreciated - like I said, sorry it's all a big vague.

We had a few quotes a couple of years ago (London 3 bed terraced house). As I understood it, the loft companies we asked would take care of everything. All came in around £50k, including VAT but not including any decoration or the bathroom suite and tiles which would be our responsibility to purchase (they would fit them).

You may not need plan in permission unless you want to put a dormer on the front or have any special conditions in your house. You will definitely need an architect and poss a strutural engineer but tour builder may be able to help with that as they will have contacts. Buildings regs will need to be involved and will inspect about 3 times. You may need to take hidden costs into account. Scaffolding isnt always included in the quote. Be prepared to buy new doors if you haven't currently got fire doors and to replace your upstairs carpets. Even if they don't get dirty (unlikely) they may get torn up a bit during the build.

The main thing you need to think about is where the staircase will go because it must meet building regs. A quasi ladder will not do so you need space for this to go up from your landing or borrow from a bedroom.

A loft conversion company can do everything but you don't necessarily need planning permission because you can add rooflights and do internal changes without pp. Conservation areas and listed buildings may have different rules.

You may need a structural engineer if you are making structural changes to the building but a loft company can advise on this. If you are altering the roof structure and adding weight to the floors you may need joists strengthening etc.

I would have a preliminary meeting and see what a loft company thinks. Or ask an architect.

You may not need planning permission (I'm sure the builders can tell you that) but in a terrace you will need to have your neighbours sign a party wall agreement saying they agree with the works. Have your plans drawn up properly and have a thorough description of the works on the party wall documentation before you approach them with this.

You may not need planning permission, but will def need building regs which will cost in the region of £500.

You definitely need structural calculations.

Yes, def building regs. If you use a loft company they can usually sort that (but you have to pay, as above).

Guys, this has all been really, really helpful thank you. Good shout regarding the upstairs carpet and fire doors too, hadn't even crossed my mind!

A good loft company should be able to cover all your conversion but it's also important to have a little knowledge first to ensure you chose the right company ,

Get at least 3 quotes for the work , get the quotes for a set amount of work ( i.e. Each company is quoting for exactly the same end product ) you can see work that they have previously carried out ( chose to look at some work that's been done less recently and had time to settle and show any faults - talk to the owners too and see if they are happy still with what they have had done ( and were the guys reliable at turning up when they said they would etc etc)

Get any quotes in writing , chose someone who has professional affiliation , agree in writing how and when payment is made ( do not finish paying for it until you are entirely happy )

You probably won't need planning unless you are having dormer windows or such like or are in either a conservation area or listed etc more likely it will come under permitted development , and yes you should have any calculations done by a structural engineer , the building control inspector will visit and advise through various stages of the build , and although your builder can and will be arranging his visits it's also a good time for you to be involved and to listen to him ( building control) he's working for you to have a safe home on your behalf

Good luck with your build it's always exciting to do house improvements

*king
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Even with a dormer we are within 'permitted development' on our loft conversion which saves a huge amount of effort on the planning process of not requiring full planning.

Sorry for posting again - I've just scanned back through comments and apologies if this has already been called out but you will need a party wall agreement with your neighbours.

It's advisable to speak to them about your plans before you going through the party wall process. Ours weren't happy that we were doing a loft conversion but they are not able to block it as we don't need planning. You will need a party wall surveyor to act on behalf of the wall and if your neighbours are being reasonable they will allow you appoint just one surveyor (the same one for you and them). However, they are within their rights to request a separate surveyor at your cost.

We needed need fire doors in every room (not just the new rooms) or wired smoke heads in all rooms. We're going with the smoke head route.

We drew up a JCT Minor Works agreement with our builder (downloadable for a fee online) which sets out schedule of payments, start/finish times, whether the contractors can use the facilities etc.

We didn't use an architect for the plans but a draftsman who could draw up plans for a simple conversion. It's cheaper and we knew what we wanted (we are limited by the size of the house as to what you can do!).

We also had a structural engineer to do the steel calculations.

I'd also recommend full scaffolding complete with a temporary roof. It is more expensive but it's protected us from the elements even though it's been blowing a hoolie in the hallway!!

I think that's about it from our experience and you might be lucky not to have to lower the height of your ceilings on the first floor to give you the head height in your loft which was our case. This makes it a much more complicated, messy and disruptive job as we can't live in the bedrooms and don't have the means to move out!!

All the best of luck with it!!