Loft conversions

Moving house can be an extremely expensive, not to mention stressful, experience. As a result, more and more people are deciding to stay put – and are spending the moving costs on updating their existing home instead. The need for more space is often cited as the biggest reason for people wanting to up sticks, and so it goes without saying that extensions tend to offer the best of both worlds.

However, in urban areas where land is scarce, building up tends to offer a better solution than building out. The majority of family homes in Britain today have a loft that is ripe for conversion – and the fact that it is the home improvement that will add the most value to your property is a (rather attractive) added bonus. Read on to discover whether a loft conversion is suitable for your home – and your lifestyle.

Is my loft suitable for conversion?

Generally speaking, the steeper the pitch of your roof, the more suitable your loft will be for conversion. As a rule of thumb however, if you have 2.3 metres from the ridge to the apex (or, in layman’s terms, if you can stand up in the middle of the loft) then you should be able to convert.

Which type of conversion should I get?

There are three types of loft conversion available: dormer, mansard or Velux. Dormer conversions are most commonly used when there simply isn’t enough space in the existing attic, as they create extra headroom in the area that protrudes from the sloping roof.

A mansard will give you all the extra space that a dormer provides, but with a sloping frontage. This type of conversion tends to be popular in London and, if you are having trouble with planning, it is the design that tends to meet most requirements.

Velux, or rooflight, conversions are the cheapest of the three options as they do not require any alteration to the roof itself. Velux windows are installed into the pitch of the roof to provide natural light, and all other alterations (electrics & plumbing for example) will go ahead as per the other two designs.

What will it cost?

The answer to this really depends on the type of conversion that you opt for, not to mention the area in which you live. An uncomplicated loft conversion for a three-bedroom period property in London could cost up to £30,000 – whereas it may cost £10,000 less in the North East. Having said that, a conversion that is finished to a high standard could add up to £44,000 in value.

If you need to raise finance in order to carry out the conversion there are numerous options open to you. Some building firms offer specific finance for loft conversions and, of course, personal loans are readily available. Nevertheless, remortgaging will always be the most cost effective way to borrow money – it also ensures that you aren’t spending equity that you don’t have.

Do I need planning permission?

In general, the majority of homes in the UK are entitled to a certain amount of “permitted development”. This is 15 per cent of the property’s original living space for semi-detached homes, and ten per cent for terraced properties.

There are, however, some exceptions to this rule (such as listed buildings and conservation areas), and so it is important that you check with your local planning office before starting on a conversion. Some building firms will provide this service for you.

Whether you need planning permission or not you will need Building Regulations approval. Therefore, make sure you submit plans to your local building control department before work begins, just in case any changes are necessary – it is far easier to alter plans than it is to change the actual conversion!

The small print

In addition to Building Regulations approval, you will need to conform to Fire Regulations throughout the build, as well as once the loft is fully converted. This will involve the installation of fire doors and fire alarms – your architect will be able to advise you on the legal requirements. Since outdoor access is limited when you are at the top of the house, it is advisable to have an escape route planned.

Your new stairway will also have to conform to stringent regulations in terms of steepness, headroom, depth of tread and hand rails. If you do not meet all of these requirements then your loft conversion will not be classified as habitable living space when you come to sell.

Tell the neighbours

Inform your neighbours at the outset that you are planning a loft conversion. The reason for this is two-fold.

Firstly, they may be thinking of having similar work done themselves, and having it done simultaneously by the same builder will keep the street uniform – and possibly even reduce your costs.

Secondly, if you have a semi-detached or terraced property, you are required by law to obtain a Party Wall Agreement – so it’s best to be on good terms with your neighbours!

Deciding what you want

Ultimately, a loft conversion can be used for whatever you want – it is, after all, your home. Nevertheless, it is important to consider resale if you want to recoup your investment.

Due to its location at the top of the house, the majority of people tend to use a loft conversion as a bedroom and, if you can squeeze one in, an en suite bathroom is always a real selling point. In fact, even if you are planning to use the extra space for a home office or playroom, it is always worth investing in the additional bathroom at the outset.

Choosing a builder

Having a loft conversion is a major undertaking and so it’s imperative that you choose your builder carefully. There are plenty of construction firms out there who specialise in loft conversions, and it’s advisable to have quotes from at least two or three.

However, remember that in a job of this size price isn’t everything. Only commission a company which is adequately insured, which provides a ten-year guarantee, which is a member of The Federation of Master Builders and which lets you view a previously completed job – not to mention talk to the owners to see if they were happy with the workmanship.

Finalise the layout

Despite your wish list, you will be dictated to by numerous factors in terms of the final layout. Firstly, the stairs can only really be positioned at the top of your existing staircase – unless you are willing to compromise the size of an existing bedroom. Having one continuous flow, however, is perhaps the most aesthetically pleasing option – especially if you get the banister specifically commissioned to match the existing spindles.

Once in the loft, plumbing will play a major part in your layout. For example, having a bathroom at the front of the house could be difficult as you would have to run the waste to the back. That’s not to say it can’t be done – but such ‘behind the scenes’ work is what will push your final bill through the roof, so to speak.

It’s also important to decide in the planning stages where you are going to place furniture, as this will determine where you instal plug sockets. Also get your existing central heating system checked out to ensure that the boiler can cope with the additional strain that will be placed on it.

Finally, don’t forget storage. You are losing the biggest storage area in your house and so it’s important to plan where you are going to keep all of those Christmas decorations. Many loft conversions take advantage of the otherwise ‘lost’ space under the eaves, building in clever cupboards. And, if you have the space, you may even like to factor in a full-height cupboard.

Choosing your finish

If you are a competent DIYer then you may wish to opt for a ‘shell’ conversion in order to keep the cost down. Basically, this is a finish that does what it says on the tin – it provides a safe shell for you to insulate, plaster, wire, add skirting boards and architraving, and hang doors.

Alternatively, a complete conversion will leave you with a room that is simply ready to paint.

Let there be light

Make the most of this rooftop room, and the fact that it’s not overlooked, by installing plenty of windows. Since you are over the tree line, make the most of those views with either a balcony or a Juliet window – just be aware of the safety issues if you have young children.

During the conversion

It is possible to stay in your home while you are having a loft conversion. The majority of builders tend to knock through to the main house when everything else has been done, thereby keeping dust and disruption to a minimum.

However, you will need to keep a rather open house during the build, which usually takes between six and eight weeks. This is simply because the workmen will need access to your bathroom – and kettle!

And finally…

A recent Planning White Paper unveiled by Ruth Kelly, the Secretary of State for Communities and Local Government, proposed changes to the existing planning system – changes which could result in all loft conversions needing planning permission before they can go ahead. So, if you are thinking about having a loft conversion in the near future, ensure you contact your local planning department at the outset.