How Much - Loft Conversion, ish?

[Hightower]

Looking to convert my loft. Can anybody tell me how much it will cost (roughly will do) before I seriously look into this.

 

Not wanting a full on conversion, just want as follows:

 

1) Walls/roof panelled/plastered and ready to paint

2) Couple of spot lights in the ceiling shining down (maybe 4)

3) Couple of double sockets

4) Floor boarded (and reinforced if needed - not sure how this stands)

5) Possible velux window installed depending on how much it would cost

6) No stairs, just a proper loft hatch/ladder (like the adverts you see for £99!)

 

I think that's it. I just want to turn the loft into another living space where I could put a computer desk, a couch, and another TV. Not sure on the exact size of the loft but it's a small 2 bed terraced house.

 

So how much do you think this would cost? I know plasterers/sparkys/general handymen that would help with the work at a mates rate.

 

Is this a project I can take on myself? What kind of return will I see from doing this when we sell the house on?

 

Thanks,

[featured_spectre]

My mum had a full loft conversion done for ~£6000, which included electrics, heating, lighting, a window, floors, and pull down ladder/hatch.

 

She had it done professionally and it took 2 weeks with 5 builders, a plumber, a window fitter and an electrician.

[kevbaz]

yeah they aint cheap

[Haptic]

I moved into a house 3 months ago, 3 bedroom semi with a full loft conversion (my bedroom) I have it on good authority from the sellers that it was built 6 years ago for 9k, proper stairs, spot lights, shower enclosure,velux window. This was a good price back then.

 

I would say roughly 5k-6k based on the breif you mentioned, I'd only advise ensuring you have 2 windows (im paying for a second to be fitted at the minute, as it's like a sauna without a through-current!)

 

Best of luck, it's a big job but I bet you'd get a helluva kick out of the finished project (not to mention an exponential growth in the value of your house!)

[Hightower]

I've spoken to the DT Tech about this and he did one a few years back. Says it's definately a project that can be done DIY with the right comittment. Might try and get my Dad roped in as he is hellish with a drill.

[Brpilot99]

Did some research a while ago on this very subject ... I found for me the main things I couldnt do myself were the reinforcing of the floor and the stairs (I wanted a proper set). All of the other bits I could do and have them signed off as conforming with building regs. Thats important if you ever want to sell ....

[TechSupp]

Looked into this as well, but it really depends upon the type of roof construction you have. If its the older type with simple big roof frames with little cross braces then its not so bad, but if you have a modern roof like ours with thonidh strut and cross bracing then it does get expensive as you have to build back in the strength you remove. Not really a DIY job and our quote was towards the £22000 region as so much work has to be done. Building regarding are a major thing these days and could drastically affect the house price or saleability if not done right. Hence at that price we still have junk in our loft!

[SpuffMonkey]

Also - bear in mind that when you sell - you can't claim it as living space unless you've followed all the regs - which are a complete pita - firedoors on every floor, minimum head heights, linked fire alarms etc etc

[RichB]

Me and my dad did mine (and he knows whats he's doing), a very long DIY task esp putting a velux in at around £1000-£2000.... is the boiler tank up there? because that would need moving also! there's alot you dont even think of that crops up and starts adding up! you'd be looking at around £5000 for a bog standard refit and I mine bog standard, 7000-10,000 on something good (if you know people in the trade i.e sparky, joiners)

[RichB]

you cant claim it as living space but can claim it as an office, will always add value!

[buzzard]

about to start mine in 4 weeks done it all my self inc plans (that students Autocad came in handy) just had the structural calcs done by the proper people, I think I'll have it all done for £15K (Total reroof in this case roof is knackared!)

[tech_guy]

We were quoted around the £25k mark a few years back for a full loft conversion ( 3-bed detached late 1970's ) and I thought they were having a laugh, but a family friend who is a builder had a look at the quotes and agreed that what with the amount of work that needed doing, they were reasonable. Our problem was down to the design of the roof and the trusses that were up there - apparently in order to do the conversion all the trusses would have to be replaced - which in other words meant a new roof. Prices have come down now as a near neighbour has just had it done and it cost him about £18k.

[SpuffMonkey]

you cant claim it as living space but can claim it as an office, will always add value!

 

I think you can only say it is for storage - if you say its being "used" on a regular basis - you'll need retrospective confirmation - not always easy to get.

[tech_guy]

And don't forget that any conversion can potentially affect your council tax banding.

[bertster]

you cant claim it as living space but can claim it as an office, will always add value!

 

Wrong. It will only ever be classed as a loft unless you have fixed staircase and full building regs. Without those then it will not add any value to the house as theres no evidence that the work has been done to the correct spec. i.e. to proper strengthen the floor you need to install additional joists running across the current ones, which will be there to hold up the ceiling of the room below. This takes up roof space and can render a loft area unusable due to loss of height. But without those you always run the risk of the loft space collapsing into the room below, especially when you start putting in. Lots of bodge jobs / diy efforts dont bother with the additional joists. Have just spent 2 years and 45k putting on a side extension and loft extension, but now the house has just be revalued and increased in value by 60k - happy with that!

[Hightower]

to proper strengthen the floor you need to install additional joists running across the current ones, which will be there to hold up the ceiling of the room below

 

You don't have to reinforce the joists. Some houses will already have joists strong enough and close enough to take a loft extension (by building regs)

[Andrew_C]

Let us be clear:- You MAY need to reinforce the structure. This depends ENTIRELY on what the structure is now, what the spans are and what you intend to do with the space. No one can give proper advice without seeing what is there, and checking the design against either the Regs or an engineer's solution.

[bertster]

You don't have to reinforce the joists. Some houses will already have joists strong enough and close enough to take a loft extension (by building regs)

 

Afraid you do hightower - if you are going along the proper building regs route. The new joists must run across the current ones (at right angles).

[creese]

to proper strengthen the floor you need to install additional joists running across the current ones, which will be there to hold up the ceiling of the room below. This takes up roof space and can render a loft area unusable due to loss of height.

 

Unless the existing joists are strong enough to hold up the added weight, in which case you wouldn't need extra joists, this is the quickest way to bring your ceiling a lot closer to floor below, quickly followed by the roof.

[Andrew_C]

@bertster Really? I don't think so! Joists span walls, not free air. You may need to add depth to the existing joist, you may need to double up the joists... You need someone who KNOWS to look at what you've got.

[creese]

The building trade is like IT, a lot of money can be made putting right what the 'I know how to do that' practitioner has messed up. I have been in both professions.

[ricki]

you cant claim it as living space but can claim it as an office, will always add value!

 

This is not correct a office is classed as a living space but you will be able to claim its a storage space. A storage space will add a little to the value but not much. When I was looking for a house last time I looked at a house with a loft that had been privately converted but did not pass the regulations as the floor had not been strengthened and I it was in the description converted into a office and bathroom. When I had it survered. The report came back that it was just storage space as it would not pass the regulations and that the property had been incorrectly advertised and it was at least £22000 over priced due the the incorrect information.

 

Richard

[Chris_in_notts]

price will depend mainly on your current roof truss type as said previously if its a tricky one youll be talking 20k if its the more ideal type for conversions 5-10k maybe, If I was having a loft conversion id get a builder just to do the structural work then i'd do the boarding ect myself to cut costs as im a tight B like that lol and its helps my GF'd dad is a joiner