Two storey side extension and loft conversion

[Thamizh]

We are planning to do two storey side extension, converting attachéd garage to livable space and get additional bedroom above. When approached architect came another surprise that we should be converting loft first otherwise in future when we do loft conversion allocated roof space will be reduced.

We will be stretched to do both (loft + side) at same time. For some personal preference we need side extension to get it done first, rather than loft. Two questions for you wise people.

1. Will the labour only building contract saves us some money? Or is it not worth the hassle?
2. Planning to do watertight shell loft conversion only to secure the permitted development space, when we saved some money can do on 2nd fit. Do you see any disadvantages with this please.

Thanks in advance.

You’d lose space for permitted development rights but I guess you could still go for full planning for a future loft conversion or does the architect think you wouldn’t get it?

I guess the other option is also for you two storey plans to have a roof structure that would lend itself to you being able to do a loft conversion without a dormer.

Not sure if a labour only contract would save you money as trades are hard to get hold of and prices have risen. Also depends how much you price your own time at, the organisation of work is very time consuming. Does give you more control though!

You could apply for planning permission for the full works and then do just a single storey extension and loft conversion. Then do the second storey a couple of years down the line. You will pay for the roof twice but will allow you to save between now and then.

Permitted development is just that. You can do side or loft or both. The square metre limitations are no longer in effect. Check with your architect, it sounds like they are out of date.

On a practical front though it would be very difficult to do a loft extension if you've already built a side extension because where would you put the scaffolding?

We considered what you are planning OP but we also did a single storey out the back too… We’re a typical London terrace, at the end of a row.

One reason we needed to convert the attic before doing the kitchen extension was the scaffolding would have been much more complicated, and thus more expensive, afterwards. I wouldn’t do the single storey on the side and the second floor later - it sounds like a recipe for disaster. You’d need to find a builder in a few years time to quite literally build on someone else’s work… Agree with PP about trades being hard to come by currently!

We had planned to just do that hip to gable on the attic conversion, and make watertight, but not board out etc. until later. Due to a miscommunication with our builder he went ahead and fitted this out as far as first fix electrics (plumbing also in but no bathroom fitted) before we’d realised. He muttered something about not being able to get building regs without the attic being fully complete.

Like yourself we couldn’t afford to pay someone else to do it all. One way we’ve saved a large chunk has been to do all decorating ourselves (skirting boards, architraves, all woodwork and doors, prep work of walls and ceilings, mist coating plaster walls plus the usual painting) and fitting out of bathrooms. Might that be an option?

Also consider things like will you need a full rewire? Where will your boiler/gas meter/switchboard/underfloor heating manifold/water softener be located? Are you wanting underfloor heating (water or electric?) and how will this tie in? How does phasing the works impact on all of these? How will you ‘bring on’ things like underfloor heating and radiators once you tie these new areas into the main house?

Plan everything to the nth degree - I even knew where our Christmas tree would go. You need this so when the builder tries to bung the soil pipe, or whatever, down the middle of that wall you can tell them that doesn’t work for you as it’s the only place your grand piano (!) fits! Of even more importance if you’re planning to phase sections.

Thank you all your wise inputs. One another architect came today and said we can do loft even later point of time. Mixed inputs.

I know building work is always stressful but didn't expect even the planning to become stressful!