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Original poster

Builing regs and loft conversions - can we avoid them?

53 replies

pavlovthecat · 10/03/2009 17:54

We just want to put some stairs up and make the floor safe, which I beleive would involve a couple of additional beams, then board over, then couple velux windows, lighting and power.

Do we need building regs for this? We don't want a fully converted loft that can be marketed as a bedroom or anything so fancy, just a space that we can chill out in of an evening.

How might we be able to get around it? Would the council 'know'?

OP posts:
JustCallMeGoat · 10/03/2009 17:55

you will need regs if you come to sell. you will definitely need them for the windows though you could possible get away with just flooring the loft.

Original poster
pavlovthecat · 10/03/2009 17:57

justcallmegoat - even if we just get skylights put in at the back?

We don't want to have to do loads to it, as we can't afford to convert fully, but its a huge space and would be a waste not to use.

We are not planning on selling anytime soon - can you back-date building regs?

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dragonbutter · 10/03/2009 17:58

your best bet is to get an architect to take a look. they can tell you if you are likely to need planning and/or building regs.

i know a good one if you want to CAT me

Hassled · 10/03/2009 18:01

You probably could find a way to get around them if you put your minds to it, but remember that would almost certainly invalidate your house insurance. If it went up in smoke you'd be stuffed if there were changes to the house that you hadn't told them about and hadn't had the necessary building regs - and I'm guessing that additional living space would count.

Original poster
pavlovthecat · 10/03/2009 18:01

oh do you?
We know one, but he is not in UK, he is coming over in April, so we had planned on getting him to give a look over it, he is likely to do 'plans' for us - long term ones...

Dragon - you heard my news?

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Original poster
pavlovthecat · 10/03/2009 18:02

hassled - good point. I will check out insurance side of things too.

We have been quoted between £15-20k for full conversion, which is like 'ouch'

OP posts:
dragonbutter · 10/03/2009 18:07

what news?
hope it's what i think it is.

CarGirl · 10/03/2009 18:10

We had a loft sotage room done, it has skylights. Didn't need planning permission, it doesn't count as a room if/when we sell.

Basically it's just a room with windows etc, looks fine etc.

We couldn't have a loft conversion because we didn't have he head height to do one.

Original poster
pavlovthecat · 10/03/2009 18:10

I am pg!

OP posts:
dragonbutter · 10/03/2009 18:12

yaaaaaaaaaaaaaaaaaaaaaaaaaaayyyyyyyy!

i'm unreasonably pleased for you considering we've never met.

well done!

CarGirl · 10/03/2009 18:16

congratulations

Original poster
pavlovthecat · 10/03/2009 18:31

Thank you

OP posts:
Original poster
pavlovthecat · 10/03/2009 19:05

So, we could get the floor re-inforced, and stairs and windows put in, and then do the rest ourselves to meet building regs though? ie, insulation, plasterboarding etc?

I mean it doesn't have to all be done by a loft conversion specialist does it? We can do it ourselves, apart from the structural stuff? (and electrics of course)

OP posts:
CarGirl · 10/03/2009 19:07

I think you can have a first fix done that does meet building regs and then do the rest as you can afford it?

Original poster
pavlovthecat · 10/03/2009 19:08

Cargirl - thats what we are thinking/hoping - there seems to be so much to do, and we just want stairs and floor, and bit of light through the windows! We are not going to be promoting it as an additional bedroom or anything...did not think it would be so complicated/expensive to actually use this vast space we own.

OP posts:
bohemianbint · 10/03/2009 19:11

you can have regs backdated but good point about it poss invalidating insurance.

If you do decide to get a professional tip do not use who we used - they rip everyone off and actually made the news for a homophobic verbal attack on a customer.

Ivykaty44 · 10/03/2009 19:11

how do the insurance know you have had changes if the house has been damaged - plus how do they know what it was like before?

Do you really need planning for a window at the back as I had one put in 4 years ago and the company did it but I never got planning or anything?

worried now?? insurance have never asked me about windows in roof either or what my atic is like?

CarGirl · 10/03/2009 19:13

No you don't need plans to put in a velux on the back.

Original poster
pavlovthecat · 10/03/2009 20:45

Cargirl - building regs for a velux at the back?

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CarGirl · 11/03/2009 14:05

No idea, we had a proper loft conversion company come and do the work but like I said it's a loft storage room. We have a paddle staircase and we do use it as a bedroom but could never sell it on as such.

Original poster
pavlovthecat · 11/03/2009 19:26

Cargirl - we don't want to sell it as a bedroom either - we want to do exactly as you have done, use it, but keep it officially as 'storage room' just make sure the floor is safe.

What is a paddle staircase? Do you mind me asking what work you got done to make it useable?

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CarGirl · 11/03/2009 19:34

Paddle is a staircase where the steps are full size at one side and very skinny at the other. This means that your stairs take up less space.

Our chimney was in the middle of our house (small 3 bed terrace) We had to have the chimney taken down to bottom of first floor level. You open the airing cupboard door (hot water storage tank taken out years ago) an there is the staircase. This means the only bit of space lost out of the bedrooms is a tiny bit at ceiling height as most of the steps are in the old airing cupboard.

We already had bodged floorboards down so they boarded out on top, strenghthend the roof took out the 2 sets of cross beams. Plastered & put in one velux & did the electrics.

We had scaffolding up at the back so most of the work was done via the outside it didn't have much impact on us.

Cost £13k & we're in Surrey. I would recommend using a loft conversion specialist because they know what they're doing structurally.

I take it you only have a couple of cross beams in your loft?

CarGirl · 11/03/2009 19:36

Our stairs are quite steep and the door at the bottom opens outwards, again our choice as it took less out of the small double (which is our bedroom) plus the room isn't used loads and the young dc aren't to go up there so it's not an issue. If we'd made the stairs a more shallow angle we'd have lost more usuable space in the bedroom.

Like I said it wasn't an option for us to have a proper loft conversion because we don't have the legal height needed to do one.

ramonaquimby · 11/03/2009 19:37

I wouldn't go with a loft conversion specialist as they tend to go with 'one size fits all' mentality - an architect would be better - so many people regret not having one. Even if it's just to look at what you're doing as a one off, not to draw up any plans

elsiepiddock · 11/03/2009 19:38

I'm a building control officer. You definitely need to involve building control to convert your loft.

If you want to use it as storage only, you can probably get away with it, unless you are increase the loading on the floor, but new velux windows are subject to building control because you are making a structural opening.

If you want to make it a habitable space, you have to do it in accordance with the regs which can be quite complex in terms of the structure and fire regs. There's no minimum headroom apart from on the stairs where it's 2 metres.