HOW TO: LOFT CONVERSION: Where do you start?

Looking to create more space in your home?

Are you considering utilising the wasted space in your loft?

An easy way to check this is to look at similar houses in your area and look for the signs of loft conversions.  If there is, then it is likely that or house could support a loft conversion.  This is no guarantee but it may provide a positive start to your project.  Ask neighbours etc for information and help on this.

The addition of a converted loft is a great solution if you need extra space and the addition of a habitable room can add value to your home.

The first step is to obtain some  expert advice from an architect to see what is possible and obtain an estimated timeline and cost to covert your loft.

DO I NEED PLANNING FOR A LOFT CONVERSION?

Firstly, an architect will be able to advise you on whether or not you require planning permission, i.e. to check if your loft conversion will be allowed under ‘permitted development rights.’  

Note: Permitted Development means you may not require planning permission and the ‘Permitted Development Right’ can be formally approved by your Local Authority, which we would recommend you do. 

See your recent article on Permitted Development, for further advice.

Permitted Development factors are:

• A volume allowance of 40 cubic metres additional roof space for a terraced house.

• A volume of 50 cubic metres additional roof space for detached and semi-detached houses.

• Note: Any previous roof space additions must be included with this volume allowance.

• No extension beyond the plane of the existing rook slope of the principal elevation that fronts a highway.

• No extension to be higher than the highest part of the roof (chimneys etc should not be taken into account as the highest part of the existing roof).

• Materials to be similar in appearance to the exiting house.

• No additional roof space created, e.g. no verandas, balconies or raised platforms.

• Side-facing windows to be obscure-glazed; any opening to be 1.7m above the finished floor level.

• Roof extensions, apart from hip to gable ones, to be set back as far as practicable at least 20cm from the original eaves. 

Note:

Loft conversions are NOT permitted development for houses on designated land; Dwellings within Conversation areas, National Parks and areas of natural beauty, roof extensions are not permitted development and will require planning permission.

BATS

Work to your loft may affect bats and bats are a protected species so it may be necessary for a bat survey to be carried out as converting a loft may affect bats roofing. If bats are using the loft then a license will be required and an expert to advise on how they may be moved.  Please check with your Local Authority if this will be required.

BUILDING REGULATIONS

Building Regulations approval will be required even if your loft conversion does not require planning permissions, i.e. it qualifies as permitted development.

The Building Regulations cover the following items:

The structural strength of the new floor is sufficient.

The stability of the structure (including the existing roof) is not endangered.

Safe escape from fire.

safely designed stairs to the new converted loft floor.

The converted loft is thermal insulated to the correct level.

Reasonable sound insulation between the conversion and the rooms below.

STRUCTURE

The existing floor to the loft will need to be assessed as the whether it is safe to use as a functional floor.  Most loft space ‘floors' are made of ceiling joists that are not capable of taking the loadings that a habitable floor requires.   The easiest way to improve the stability of the floor is to install floor joists between the existing ceiling joists.

The roof will usually require additional supports.  If your loft space has trusses then purlin beams will need to be installed and the trusses removed.  To enable windows to be installed, i.e. rooflights or dormers, it may be necessary to remove some of the rafters. An architect and /or a structural engineer will be able to advise you on the structural requirements of converting your loft.

FIRE SAFETY

The main aspect that needs to be addressed in converting your loft is the provisions for fire escape.  If you are converting a bungalow roof space then you may be ok as the escape route can be fairly simple.  When converting a two-storey house loft you are creating a 3 storey house and the escape will need to be protected.  It may also be necessary for install additional fire protection to the existing parts of the house, i.e. this may involve installing fire-resisting doors and partitions to protect the stairway as it may be too dangerous to escape via the windows from the floors above the first floor.  Smoke alarms connected to the main electricity will need to be installed

Also, to ensure adequate fire safety, a new staircase will be needed.  It is advisable to install  proper staircase but in some situations  space saving stairs can be used but nor retractable stairs or ladders.

Before undertaking any work to your loft it is important to seek professional advice as there may be lots of factors that will need to be addressed to ensure that you create a safe usable space.

HOW MUCH DOES A LOFT CONVERSION COST?

The cost of a loft conversion is usually @20,000 to £45,000 but costs can vary considerably as it will depend on your house type and what exactly you require in the loft space.

HOW LONG DOES A LOFT CONVERSION TAKE?

A loft conversion typically takes approximately 28 weeks to complete.

An outline of the time is usually:

• Design Development: 2-4 weeks.

• Planning Permission (if required) 6-12 weeks.

• Detailed Design: 4 weeks. (thins involves detailed drawings, structural drawings and calculations and Building Control Approval).

• Appoint a Builder: 2-4 weeks.

• Loft Construction: 8-12 weeks.

SUMMARY

Seek local knowledge on what has been achieved in similar houses to yours.

Remember:No two loft conversions are the same.  Properties differ (even ones that look like your house) and your requirements for the loft conversion  can affect the time to complete and the cost, compared to similar houses.

Seek the advice of a professional on what is possible etc.  An Architect is a great start and will get you the best possible loft conversion, they will also protect your finances and ensure that a building contract is in place with your builder and the construction is completed on time and budget.

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While every effort has been made to check the accuracy of this article, readers should always make their own checks.

The Author does not accept any responsibility for misstatements made or any misunderstandings arising from the information provided.

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HOME OWNER CONTRACTS FOR BUILDING WORK

Following on from your post about building contracts:

Many building contractors try to do business with a handshake, but this leaves the homeowner highly exposed.

A written contract (not an email!) will set out and detail the expectations of both sides and avoid unexpected changes and ensure that the works is completed to a set price and schedule.

JCT's Home Owner Contracts are custom made for home owners looking for the benefits and protection of a contract when appointing consultants or contractors to carry out building work to their home.  SEE LINK:  https://www.jctltd.co.uk/category/home-owner-contracts

Contracts are available for: 

1. A home owner/occupier who has not appointed a consultant to oversee the works (home owner deals directly with the contractor) 

2. Building Contract and consultancy agreement for a home owner/ occupier who has appointed a consultant to oversee the work.

Contract Features:

• The roles and responsibilities are clearly set out and defined for contractors, architects, surveyors, etc.

• The Contract is simple and clear – easy to complete.

• Project Management – you can easily manage your building work by recording costs and scheduling all in one document

• Legal certainty – the contract gives all parties certainty should any difficulties arise.

• The work to be done is clearly defined; planning permission, building regulations and party walls, using facilities on the premises, price, payment, the working period, product guarantees, Insurance, working hours, occupation and security of the premises, and disputes.

• The contractor’s responsibilities, customer’s responsibilities, health and safety, changing the work details, extending the working period, payment, contractor’s continuing responsibility, bringing the contract to an end, right to cancel, insolvency, other rights and remedies, and law of the contract. 

• Contracts are suitable for small domestic building work; such as extensions and alterations.

NOTE 1: 
This is a consumer contract for a residential occupier; therefore it is excluded from the provisions of the Construction Act.  However the contract does provide for adjudication in the event of a dispute between the home owner and the contractor.

NOTE 2: 
The Construction (Design and Management) Regulations 2015 (CDM 2015) apply to both domestic and commercial clients. Domestic clients should refer to guidance produced by the HSE, Want construction work done safely? (INDG411(rev1)), which can be downloaded for free from www.hse.gov.uk/pubns/indg411.pdf.

NOTE 3: 
For Scotland, refer to: www.sbcconline.com and Northen Ireland contact The Royal Society of Ulster Architects at www.rsua.org.uk.

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While every effort has been made to check the accuracy of this article, readers should always make their own checks.  

The Author does not accept any responsibility for misstatements made or any misunderstandings arising from it.

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THE BUILDING CONSTRUCTION CONTRACT - WHY USE ONE?

If you are considering construction work to a property the building contract between you and your contractor is the one of the most important aspects of a project.  

A signed contract ensures that both parties agree in writing the details of the works to be undertaken, a programme of the works (start and finish date) the cost and how stage payments should be made.  

It will also help to prevent or remedy any problems that may occur during the construction period.

There are many contracts available to download on the internet but we would advise that a contract is selected from The Joint Contracts Tribunal (JCT) see; www.jctltd.co.uk 

(The JCT is an independent body established by the construction industry whose role is to set the standards for construction contracts).  

Unless you are familiar with a building contract or the work is of a very simple nature then it is advisable to have a consultant appointed, i.e. an Architect who is an expert in contract administration.  An Architect will advise you on the appropriate form of contract and can manage the contract on your behalf ensuring that the project runs as smoothly as possible.

The contract should cover the following items:

• The scope of work - this should describe the project in detail and refer to the contract documents which are usually a set of detailed drawings and a detailed construction specification.

• Legislative Consents - Planning permission, Building Regulations and Party Walls-has the required permissions been obtained, if not, who is responsible to obtain the approvals required?

• Access and facilities of the premises – this should state the times and scope of access to the site, permitted working hours, facilities (water and electricity supply, toilets and refreshments) and security of the site.

• Payment - details how and when the contractor will be paid.  This is usually in stages, such as completion of the foundations up to dpc, up to first floor level etc.

• The working period – the start and finish dates of the construction period and how delays are to be handled? i.e. are liquidated damages required for late completion? What is the liability period for making good defects post-completion.

• Standards – the standards of workmanship expected should be defined and how any defective work is to be remedied.  The contractor should also give you any guarantees by the manufacturers of products installed in the work.

• Variations and amendments – how are any changes to the original agreed works to be handled.

• Insurances - this should detail who is responsible for the insurance of the works.  This will depend on whether the project is a new build or a refurbishment.

• Dispute resolution – procedures for resolving disputes should be clearly defined.

Do not forget that a contract is a binding agreement for both parties.

You must ensure that you know your responsibilities and follow the specified terms to ensure that you have a good relationship with your contractor and hopefully achieve a smooth and stress-free outcome of your project.

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While every effort has been made to check the accuracy of this article, readers should always make their own checks.  

The Author does not accept any responsibility for misstatements made or any misunderstandings arising from it.

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