Tricky loft conversion - any advice?

[MotherOfPuffling]

Have moved into a house that is too small as was vaguely affordable, and had always planned when buying it to convert the loft to make it big enough. Was assured by the estate agents that the loft was definitely big enough for a conversion, but having bought it and moved in it turns out the headroom isn’t sufficient. It will mean dropping the ceilings on the first floor from 2m 38cm to 2m 8cm (building regs require 2m minimum). I’m worried this will make the bedrooms and bathroom look/feel poky. Has anyone done this? Does anyone have such low ceilings? How does it feel? It’s a small 2 up 2 down so none of the rooms are very big anyway. Not doing the conversion isn’t really possible as house just isn’t big enough without it, but I’m scared of ruining what we’ve got. Especially as will have to lose space from main bedroom for the stairs to loft, though have been assured will just lose one corner.

It’s going to cost a fortune (about £60k plus built in storage in eaves), so I need to get this right. If anyone has any tips or hints or warnings, that would be amazing! Firm doing it were recommended by several friends who used them, and are well priced for the area (SE London).

I think 208 is too low. I live in a really old house and a few of our rooms are 203cm - I tolerate it because it's only a couple of rooms and the house was worth it for other reasons but those rooms are very low. I'm 5'10 and I can't stretch my arms straight whilst standing up. I definitely wouldn't want a bathroom with a ceiling that low because with my arms above my head to wash my hair there wouldn't be room for a shower head!

People are only getting taller as well so I think it would affect resale value too, if that's of any consideration to you.

We’re about to start a loft conversion on our Victorian terrace house. We did get planning permission to raise the roof ridge and thus avoid needing to lower first floor ceilings, but I think this was successful because our house was added to the terrace and the house next to us has a higher ridge, so we could argue we are raising ours to match. Also, we’re not in a conservation area. Someone a couple of streets away also got permission to raise the ridge to match a house several doors down, even though their immediate neighbour was the same as them.

Is that the highest bit in the lift space? The maximum height up there is 1.97m

@IceandIndigo I hope it goes really well! Hoping - possibly in vain - for similar permission. Although in a conservation area this house is part of a terrace of new builds (about 30 years old) backing onto a block of flats built at the same time. If anything the roofs are lower than all the rest of the houses in this street, as we’re about 6 houses stuck on the end of a Victorian terrace

@bingoitsadingo that is definitely a worry. Not pjs. I g on moving for a good ten years or so, but will want to sell eventually and don’t want to have wrecked the house price or chance of selling. Equally need it to be liveable whilst we’re here. It’s so frustrating!

*’planning’ that should read rather than the alphabet soup of autocorrect ffs

@Hall84 see that doesn’t sound too bad, but I can’t visualise it

@Mardyface and @OwletteGecko interesting! Am I allowed to ask you to private message me more detail?

That’s what I wanted to do if a full conversion wasn’t possible, to at least have storage and somewhere not officially a bedroom where I could sleep. Loft company said anything up there needed a 2n height.

If you put a shower in, don't be persuaded to go down the 'wet room' route. Get a shower tray. Our fully tiled one sprung a leak and all the tiles had to be taken down for access. Nightmare.

Is there any reason you cannot extend the garden into the parking space and have a portable garden room/portakabin there? On the basis of needing 'temporary'/ 'occasional' help due to your illness perhaps till DD is teen and can help herself more?

@Cornishsausageroll forgive me, but you seem to know a goodly amount about such things, might I pick your brains? I asked the loft company about the possibility of just putting in a staircase for ease of loft access, instead of the current pull down ladder that I can’t actually reach or climb up safely, then fully insulating and flooring (and possibly but not necessarily adding a window for light). But not making a ‘living space’, literally just for lots of built in storage (ok I know I would sleep up there but that would be unofficial). They said it would be against buildings regs to do any of that without the 2m height clearance. Do you know if that is correct? I spent time online yesterday trying to figure it out but just ended up more confused, I’m not stupid, honestly, but this is all v unfamiliar to me!

You can message me if you want.

Put a really well insulated conservatory on the back , and make it into the living room. Then you can use the existing lounge ( or part of it) as a bedroom. It will be much less disruptive than messing about with roofs and ceilings. Get the loft boarded and a decent loft ladder so you can use it for storage. Invest in proper storage boxes and racks to make it easy.

if you have three quarter height walls with glazing to the roof on either side and glass at the front it should be both warm and private enough.

That is a really good question. The house and back garden are freehold, the front and the parking space are leasehold so I would need to get permission. It’s worth asking the management company though.

@Allthegoodnamesarechosen i may have to, I just hoped I could get an actual bedroom for myself rather than a sofa bed in the living room. Just somewhere I could close the door and have privacy. I guess I could add a corridor by the stairs, , make the living room a little 2m x 2m room, then a kind of closet with a bed in for me, then a very little kitchen, but if anything I think that would affect future sales more than the loft etc would. As per the floor plan it’s very small and all open plan at the moment as otherwise would feel very dark and picky.

I am so jealous right now of people who can afford big houses. I know I should just be grateful for what I’ve got, but it’s not always easy.

Sorry to be so down. Having an ill health flare up today and it’s making me a bit negative.

I don’t see that you would need to alter the kitchen at all. Yes, you would need to extend the hall wall along a bit, then you could take the front of the living room and wall it off maybe with glass doors . I think you could get a a bit more than box room size bedroom, if the dining table goes in the remaining space? And sofas etc in the extension.

This site gives more info about regulations with regards to loft stairs. For one thing is says "The minimum headroom height (area above the staircase) is traditionally set at 2m with a decrease to 1.8m if there’s a sloping roof." So your roof height might actually qualify? I don't really understand what they mean tbh. Alternatively, the article also gives alternatives to official stairs - a fixed 'ladder' that is just like a staircase and in fact has to have handrails. If you search "fixed loft ladder" you'll see some options!

It sounds as though you might be able to achieve your idea of an 'unofficial' room with much less effort and money than a full loft conversion. It won't give you the added selling value of a 3-bed vs a 2-bed, or another bathroom though.

A bit like this bit with three quarter walls

@MotherOfPuffling yes that's correct. Staircases are permanent structures and must comply.

But I guess you can leave the ladder down. If you go down this route please ensure that your firebreaks are fitted (as some houses were built without!) - Just for peace of mind 😊

A small extension out the back to provide living space while the front of your property is split into a hallway and bedroom would be a great idea. Bedrooms need windows and loft spaces can get very hot without adequate ventilation. If you overheat up there you could find that your neurological symptoms get worse x

A conservatory could mean that you have your additional living / sleeping space very quickly! 😊

(and then a stud wall to create a private front bedroom if needed!)

If you opt for an insulating conservatory roof then it won't be too hot or too cold and can be used all year round. Small conservatories exist and are very useful (and can be removed too!!) X

Look at low profile floor and ceiling joists. These will be smaller giving more clearance

Thanks everyone for your ideas 😊 Speaking to the surveyor on Tuesday to discuss further what is possible and costs

Just remember to factor in fees, by the time we had architect drawings, building regs (you can do this via council or approved contractor) and the certificate of lawful development (you can add 50m3 to some properties, I don't think conservation areas) it was probably about £1500. Full planning in our area was £6/700