Forget about moving up the property chain, it's easier to build outwards...or upwards! Here are some tips on getting a loft conversion.
Except, perhaps, to politicians, it doesn't take finger puppets to explain what happens to house prices when there's a growing shortage of affordable properties. There's no question that we're short on homes to buy.
If you're already on the property ladder though, at least you have the option of adding to your property rather than moving, which becomes a much more attractive proposition when you consider that you'll save the stamp duty and avoid dragging yourself along the stressful housing chain again.
There are all sorts of ways to increase your living area. I have fond memories of my parents' bright attic room, and I live now in a nice loft-conversion flat, so I know how great these spaces can be. Therefore I'll focus on lofts, but lots of what you'll read here applies to extensions too.
Get into the attic
Firstly, get up in the attic and find out how much space you really have. If you need a strengthened floor it might bring the floor up another 15cm and the roof rafters will probably need to be thickened and insulation fitted, which will bring the walls in a further three inches. This takes up a lot of room, so make sure there's still space for the furniture, and for anyone who happens to like standing up straight.
Speak with friends, family and neighbours
Depending on your area, take a look at properties near your home for signs of building work (e.g. loft windows). The owners may have first-hand experience with the area, the rules, and local builders and architects. Ask friends and colleagues for recommendations too. Find out who drew up the plans and whether the builder had any difficulty following them.
Contact the professionals
There are two main ways to go about a loft conversion. The first is to get an architect and structural engineer to design it and a builder to make it. Contact an architect, who'll hopefully be able to give you an estimate of costs. Ask how many loft conversions he/she has done. If the answer is a few, the estimate should be reasonable.
An architect will add experience and ideas, and the structural engineer will draw the design. You might be charged about £1,000 for this depending on where you live. But, as discussion board user DrFfybes says in a post on our Building/DIY Fools board:
'The builder will then come along and show you where they've gone wrong and explain why it can't be built that way as they've got the staircase going through the steel or not left enough room at the top of the staircase, and then suggest a better alternative based on the 30 or so he's already done on houses like yours. This leaves you a lot better informed but thinking you've just wasted £1k. However, the building regs people are generally sensible and provided the structure is "to the drawings", minor things like moving windows and staircases don't seem to bother them.'
The other way to do a loft conversion is to get a package deal; some companies will design and build the conversion for you. You may pay a premium for the convenience of this service and some companies won't make it exactly how you want it, e.g. they may want to leave horizontal roof beams where you want the window to be. On the other hand, if you get a package company to take a look they'll be able to tell you if the conversion is possible and worthwhile.
Get approval
The designs will need to be sent off to ensure that they comply with building regulations. You may also need planning permission. The person who draws the plans will normally submit them for approval, which usually takes four to six weeks.
If it's going to affect neighbours' boundaries or property, you'll need their agreement too. Plus you'll need to notify your insurers that you're about to begin building work. You also may need your local authorities consent if it's a listed building or if you live in a conservation area.
You can read more about building regulations at the Direct.Gov website and the Scottish Building Standards Agency.
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Getting the work done
You should get lots of estimates from builders. When you've chosen one of them, ask for it to be broken down into a proper quote. To ensure the quote is reliable, write a list of the work to be done and set some rules. This should include:
- Preparatory work, such as removing rotten wood and ensuring surfaces are made good before painting.
- Protecting parts of the property that you want to keep against possible damage.
- Specifying the materials to be used, such as ensuite bathroom tiles, fittings and taps, as well as the types of wood to be used and the colour of the paint.
- Specifying how the builder will get in and what facilities he/she can use.
- Specifying that the site should be left clean and tidy with waste and unused materials removed at the end of the job.
- Specifying how the job will be paid for. It may make sense to pay in stages so that you keep control.
The contract
You can get standard contracts for £10 to £20 online, or from the Building Centre or one of the architects' trade bodies.
Other resources
Posting messages on our discussion board, Building/DIY Fools, is a great way to get answers to your questions quickly and anonymously. I must thank DrF in particular, as many of the ideas for this article came from his posts.
Also from the boards are these two recommended books: Home Conversions: The Complete Handbook, by Paul Hymers and Getting the Builders in...And Staying in Control, by Paul J. Grimaldi
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