[Closed] Loft conversion - first stages

Before you get anyone in think through what exactly it is that you want.

Assuming you already have a budget

Consider the broad practicalities of it... where will you put the stairs?... What do you want the space to contain?... Is there enough head room?... where will you put the stuff that's currently in the loft?

Sketch it out on a bit of paper.

Once you have your requirements clear in your head , then get an architect or builder on board who'll flesh out your requirements with the fine details.

If you have a clear vision of what you wish to achieve it'll make the process much smoother and, more crucially, save you a stack of cash you'd spend you try to design it on the fly or keep changing things as you go.

There's nothing worse for an architect / builder than having a client who doesn't really know what the hell it is they actually want in the first place.

Builder. they will look at the structure of your house and tell you what's practical, feasible, cost effective, what pitfalls to look out for etc. Then make a decision on how you actually want it configured and get in the designer/architect.

Check the existing height - if you have less than (I think) 2.4m you'll need the roof completely redoing - gets very expensive then as extra planning etc is required.

Have a look here for what you can/can't do/consider:

Planning Portal - Loft Conversions

Consider the broad practicalities of it… where will you put the stairs?… What do you want the space to contain?… Is there enough head room?… where will you put the stuff that’s currently in the loft?

This is what the architect* will do. A layman's sketch isnt really going to cut it when there are regulations on stairs, headroom and so on. If you think "ooh that will fit" but it wasn't done by the original builder, then you will be skirting the line of possibility.

Also remember that your loft joists may not be suitable for the increased floor load, and the roof rafters while strong enough may not have enough depth to them to meet the insulation requirements.

*a full on architect may not be interested or a suitable price for this. Company I work for has architectural technicians and engineers (including me) and we could do everything required.

If you are in or near the home counties send me a PM.

I'm a builder. We do loft conversions regularly.

Have a good idea what you want, then approach some architects/technicians with a clear detailed list of what you require.

Once you have some drawings, then get the planning application approved (if needed).

Then get builders to look at it and they can then give you an accurate cost for the work based on the drawings. Otherwise it's a bit 'how long is a piece of string'.

We wouldn't visit a potential customer who hadn't already done this, we'd have a chat on the phone and share recommended architects details and give a very rough ballpark figure, but that is about it. Not much point in wasting time if planning will be an issue, or your design won't work. You're paying the designers for their expertise and ideas and you're paying the builder to build to their design.

To caveat that - if you're on a road and there have been several conversions done on identical or very similar houses the builder will be able to give you a fairly accurate figure based on their previous work (we've built 7 loft conversions on the same terraced rd of 28 houses in the last 2 years...)

Worked in one loft conversion fail, not my fail thankfully, roof window to high up the roof for the building control bloke so needed a step built under it, reduces the space, also no fire door either at top or base of stairs, again a closet had to be built at top of stars set back from top step as you cant open a door directly onto a top step, gable end window glazed with clear glass overlooking neighbours house had to be replaced, with obscure, add in mains powered fire alarms top and bottom and space made smaller to add in fire door closet think large box, it all got quite costly. Probably all because of trying to save cash and builder trying to help them and getting it wrong on so many points.

Cheers for the replies.

For a bit of context...we're in Scotland. It's a 1950s semi detached cottage. There's enough room up there to swing a couple of cats. Enough for 2 beds and a bathroom. It would all fall within permitted development.

We know exactly what we want and how it will be laid out. Know where stairs will go, windows etc. We already had a few emails back and forth with building control confirming no door will be required at bottom and top of stairs (although after reading regs I can't see how they could say that, but hey Ho.)

We've got some drawings that the previous owner made up, but our plans are slightly different.

I've got a good idea of what needs done and how to do it properly, will be doing most of the work myself and with trade friends/family.

Actually, Our neighbour had just recommended us an architectural technician.

What I'm concerned about build wise is the new floor joists... We have no wall plate at the eaves, the outer walls are built up to the sarking. So along with drawings to submit, wanted someone to do the calcs for the flooring/roof.

We already had a few emails back and forth with building control confirming no door will be required at bottom and top of stairs (although after reading regs I can’t see how they could say that, but hey Ho.)

Completely out of touch with building regs... But if you have space for two bedrooms, your stairs would be going up to a landing? So there will still be doors to the habitable bedrooms?

Yes, space for a landing so each room up there will have a door.

I just checked my email conversion and as long as windows are as per regs and can act as emergency exits and hardwired alarms are included, no need to box in the stairwell

I've just had a loft conversion done. Didn't use an architect as I can do planing drawings myself and knew the builder so he was happy doing under building notice. A decent builder or loft conversion company will know an architect or technician for drawings. Do have a bloody good think about what YOU actually want though. My mate has an architect looking at loft conversion for him and he's really getting pissed about by him.

We didn't need planning as falls under permitted development. We didn't need fire doors, but had hard wired smokes, and did need solid doors.

Usually need 2m head height but loft conversion can get away with 1.9m.

This is all in Leeds though, so might be different for other councils, or Scotland.

I recommend gathering a big pile of fifty pound notes and setting fire to it. It'll save time.

Phil wants to know if you've considered listing?