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With the cost of moving home running into tens
of thousands of pounds, it's not surprising that many are opting to
move up instead  of moving on.
Converting
your loft is certainly a job for the professionals, but if you get it
right you not only gain a fabulous light-filled space, an extra floor
for your home, but you could also get a handsome return on your
investment when you sell, as a loft can add an extra 20% to the value
of your home. The work takes about 12 weeks and the builders access the
roof from the outside, which means there shouldn't be too much
disruption until they break through to build the new stairs.
Is my home suitable for a loft conversion?
Most
homes built after 1975 are suitable for a loft conversion. A simple way
to check is to see whether you can stand upright in your loft at its
highest point, as this needs to be at least 2.3m. Even if you can stand
up, a dormer window extension will maximise headroom throughout the
space. Planning requirements often mean that this is put at the back of
the house so it doesn't change the house's appearance from the street.
For this reason, roof windows are commonly used at the front to provide
light and ventilation.
Know what you want
A loft
conversion is a major job and you will need to get architectural plans
drawn up. Make sure you know what you want so that you can brief your
architect. Are you considering more than one room? Do you want to
include a bathroom and if so are you content with a shower or do you
need enough space for a bath? What are the rooms to be used for? Have
you thought about storage space?
At this stage it is also worth
spending time thinking about lighting and other electrical requirements
- if you are going to use the loft as a study you are likely to need
more electrical sockets, for example.
Don't get into hot water
Most
people convert their loft to add an extra bedroom and bathroom to their
home. The layout will largely be dictated by the position of the
staircase and plumbing arrangements for the bathroom, as John
Longworth, managing director of FMB loft specialist Sashtec, explains:
"It can be difficult to put the bathroom at the front of the house as
you have to run a soil pipe to the back of the building where the
existing bathrooms and toilets are situated. You'll also need to
consider the hot water and heating system. The boiler may not be
capable of heating the extra space or providing enough hot water for
the extra bathroom."
Use the professionals
Finding
a professional company to convert your loft needn't be a problem. With
some 13,000 vetted builders throughout the UK, the FMB's website,
www.findabuilder.co.uk is a good place to start, or get a
recommendation from friends and relatives who have had a loft
conversion. Make sure they are experienced in loft conversion work.
Be
sure to ask any builder how they will access the loft for the early
stages of the work. A good builder will erect scaffolding and bring in
all structural materials through the roof. By the time they cut the
stairwell out and install the staircase, the new room will be
structurally complete and ready to be plastered. Some companies cut
costs by taking everything through the house, but this can cause a lot
of damage and aggravation.
Ask three builders to quote for the
job against your plans. This will give you a better idea as to which
company offers best value for money. But remember cost and value is not
the same thing. Check out the builder, look at previous work and talk
to past clients to find out if they were happy with the quality of
their jobs and the way in which they were carried out.
Always use a contract
The
cost of the job will vary depending on its complexity and where you
live. A straightforward loft conversion for a three bedroom Victorian
house in London will start from around £35,000 whereas the same job in
Lancashire would be around £20,000.
The majority of problems
between customers and their builders occur when there is no written
contract clearly outlining the full extent and cost of the work to be
done. Log on to www.findabuilder.co.uk to download a free contract that
can be used for any building project.
It's all in the planning
All
loft conversions must meet Building Regulations. Your architect and
structural engineer should be up to date with these but it is best to
submit full plans to your local authority building control department
so they can advise on any changes needed before work begins. One of the
key areas when adding another storey to a property are the fire
precautions required. Upgrading the fire resistance of existing
ceilings and doors is usually necessary. Recent changes to Building
Regulations require high levels of insulation, which will keep your
extension warm in winter and prevent overheating in summer.
There
are also structural considerations. New beams will be needed in the
roof and in the new floor to take the floor weight and strengthen the
roof when the existing rafters are removed. If you live in a terraced
or semi-detached house this work will probably require a Party Wall
agreement with your neighbours. This refers to walls, ceilings or
floors that are shared with other properties. The Department for
Communities and Local Government (DCLG) has explanatory information for
householders which is available free of charge (see contacts).
Check
with your local council for current planning rules as some loft
extensions can be carried out under Permitted Development Rights
without the need for planning consent. These rights are typically
defined within certain cubic capacity.
There are new proposals
on the table with regard to planning permission. The Planning White
Paper 2007 aims to define clear parameters as to what requires planning
permission and what does not. The FMB is concerned that these new
proposals will not reduce the number of planning applications, as
suggested in the Planning White Paper, but actually increase them and
is lobbying to change them. See www. fmb.org.uk for the latest on these
plans.
The Government is proposing an 'impact test' for loft
extensions which means that planning permission will not be required
for a loft conversion provided the rear dormer window is more than 1
metre down from the ridge and 1 metre up from the eaves and no dormers
are to be permitted on the side elevation. However the majority of
housing stock does not have ridge heights sufficient to comply with
these requirements and therefore planning applications would be
required for over 95% of loft conversions. In addition nearly all
semi-detached properties have staircases on their flank wall, which
means the only way
to convert a loft in such properties is to
provide a dormer on the side elevation. This can currently be
constructed under permitted development rights but the new proposals
would prevent this.
The same applies to single storey rear
extensions, whereby the Planning White Paper proposes that these will
not require planning permission if less than 3 metres in height. Once
again this height restriction will mean that planning applications will
be required for the majority of these types of development.
Protect yourself with a MasterBond warranty
People
who would never dream of buying a new car without a warranty, or going
on holiday without insurance, launch into costly home improvement
projects without considering the consequence if things go wrong. While
the vast majority of projects are trouble-free, the 10-year
insurance-backed MasterBond warranty provides extra back up and the
reassurance that your builder has been vetted.
- The
MasterBond warranty* costs just 1.5% of the contract price (plus
Insurance Premium Tax) and protects the customer against faulty
workmanship and materials for the first two years and against
structural defects for a further eight years.
- The policy provides cover if the building company goes out of business, is declared bankrupt, or if the principal dies.
- It can be passed on to the new owners if you move house during the 10-year term.
Only
FMB MasterBond builders can offer the MasterBond warranty. To do so,
they must undergo additional professional and financial checks, and
provide three years' business accounts. The FMB's 3,000 MasterBond
builders were among the first to be recognised under the Government's
TrustMark scheme.
Top tips for lofts
Do contact
your local authority building control and your local planning
department to get a full understanding of the rules and regulations
Do
get in the professionals - you will need an architect and structural
engineer, plumbing and heating advice and at least three quotes from
reputable builders such as an FMB member (www.findabuilder.co.uk)
Do consider a warranty, like the FMB's MasterBond, to protect your investment
Do make sure your builder and designer explain any changes necessary to your existing house to upgrade its fire precautions
Do be flexible - you may need to compromise on the position of roof windows and dormers, for example.
Don't ignore a party wall - you may need an agreement with your neighbours if you are affecting it in anyway.
Don't rush your decisions, plan carefully this is an important investment.
Don't
expect this to be over within a week or two - however good your builder
is - this is a major job and it will inevitably be disruptive for a
while.
Contacts:
FMB - www.findabuilder.co.uk
or call 08000 152522 for a free copy of The Essential Guide to Home
Improvement or Sarah Beeny's Practical Tips for Building Success.
DCLG - www.communities.gov.uk 0870 1226236
Local Authority Building Control - www.labc-services.co.uk 020 7641 8737
Scottish Association of Chief Building Control Officers - www.sacbco.co.uk
Building Control Northern Ireland - www.buildingcontrol-ni.com.
RIBA - (Royal Institute of British Architects) - ww.riba.org 020 7580 5533
RIAS - (Royal Incorporation of Architects in Scotland) www.rias.org.uk 0131 229 7545
RICS - (Royal Institution of Chartered Surveyors) www.rics.org.uk 0870 333 1600 or www.rics-scotland.org.uk 0131 225 7078
Heating and boilers - Corgi (Council for Registered Gas Installers) www.trustcorgi.com 01256 372200
Roof windows - www.velux.co.uk 0870 166 7676
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| © 2003 Federation of Master Builders. You can find more useful articles like this at: http://www.buildingarticles.co.uk. |
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