Loft conversion - any builders give a rough idea please?

[dirty boy]

Looking at properties and have seen one we like (location wise) but it's a bedroom short.

Could anyone give me a really rough cost on what it'd cost to stick a loft conversion in?

Pics >>>>





Got my garage costs all sorted just need another bedroom!

[hugo a gogo]

if you pebbledashed that fence and the roof it would be cool

[dirty boy]

hugo a gogo said:

if you pebbledashed that fence and the roof it would be cool

Looks awful doesn't it.

I'm hoping there's some nice brickwork underneath that I can expose and re-point, then stick some nice oak windows and a porch on. All in good time though, location is the winner here.

[hugo a gogo]

then take the gravel out and have an all brick driveway

[dirty boy]

hugo a gogo said:

then take the gravel out and have an all brick driveway

[garycat]

The apex doesn't look high enough for a loft conversion. Do any other similar properties have dormer or velux windows?

[dirty boy]

garycat said:

The apex doesn't look high enough for a loft conversion. Do any other similar properties have dormer or velux windows?

Not sure if i'm honest

Another picture..

[Busamav]

garycat said:

The apex doesn't look high enough for a loft conversion. Do any other similar properties have dormer or velux windows?

That was my very first thought too , and I draw lots of extensions and loft conversions

[Busamav]

The biggest proble with the layout , is that the staircase does not exit in a fire protected corridor at ground floor level.

You would have to partition off the stairs from the room

[52classic]

Putting a partition and a fire door at the foot of the stairs, at the end of the sink unit could solve the fire problem and maybe you could think in terms of a mansard roof to the rear half, which would tie into the 'extension bit' otherwise the useful floorspace under such a low roof would make it a waste of time.

If this was a full restoration on a rough property then you coulg consider lowering the ceiling in the bedrooms.

Not sure of the costings but you may end up thinking about an extension from the ground floor up.

[dirty boy]

Busamav said:

The biggest proble with the layout , is that the staircase does not exit in a fire protected corridor at ground floor level.

You would have to partition off the stairs from the room

So does this look like a major no?

Could I not partition the stairs in the kitchen off, then erm....open it up again after it's been signed off?

Happy to keep a rope ladder in the room just in case

[52classic]

As I said, Partition at the side of the sink unit, firedoor opening towards the kitchen so that the foot of the stairs is in a lobby formed with the back door.

Fireproof the underside of the stairs and fill in the space from the string to the ceiling, some wired glass may help to keep the light and it can look better than you expect! May need a fire door on the utility room also.

I think you will also need to upgrade your bedroom doors to FR 30.

[dirty boy]

52classic said:

As I said, Partition at the side of the sink unit, firedoor opening towards the kitchen so that the foot of the stairs is in a lobby formed with the back door.

Fireproof the underside of the stairs and fill in the space from the string to the ceiling, some wired glass may help to keep the light and it can look better than you expect! May need a fire door on the utility room also.

I think you will also need to upgrade your bedroom doors to FR 30.

Okay, thanks for your input. It's difficult to say what that pitch is like, but this door stuff is putting me off - bedroom doesn't need to be big - if it's more than 8 x 8 we'd consider that a good result.

Best to consult an architect locally I suppose - looks like it's a full side on extension we'll have to chase.

[silver.fox.2008]

Would it not be cheaper to extend to the side above any garage build?

Looks like there is plenty of space on the side.

[52classic]

Don't want to be a 'wet blanket' but....

You have a lovely sunny garden there and a high extension over garage will cast a long shadow over it.

I agree it has great potential but someone needs to get their designer head on or it could be spoiled.

[dirty boy]

52classic said:

Don't want to be a 'wet blanket' but....

You have a lovely sunny garden there and a high extension over garage will cast a long shadow over it.

I agree it has great potential but someone needs to get their designer head on or it could be spoiled.

Exactly the reason we wanted a loft conversion.

Garden is nice - just what we wanted - room for a kick about and a climbing frame - and opposite farmland.


I have no idea how much to budget. If I put a 6m x 4m extension on the side, just a plain bedroom and a garage, so very little by the way of fittings etc, am I still looking at £1k per m2

Or can that come down considerably if I shop around (I know a roofer and a groundworker)

[MrV]

You should be able to find a builder to do it for less ,there's a post a few down from here that says just under £800 a sq mtr.So prices are dropping depending where you are in the UK.

I would be tempted to just put in for planning for a one bedder where you want to build the extension and just flog the lot on then buy something bigger

[dirty boy]

garycat said:

The apex doesn't look high enough for a loft conversion. Do any other similar properties have dormer or velux windows?

Okay, just to bump this.

I've been around the property, and the identical house on the end has a velux window, and I asked them if they had a loft conversion, they said yes (I stopped short of asking to have a look around )

Would any architects on here mind looking at the above plan and giving me an idea of how to get a 3rd bed up in the roof? assuming apex is a decent(ish) height, just need a bed up there!

Thanks!

[mk1fan]

Broadly, mirror the staircase up to the second floor. You'll have a nice square in the middle of the roof then. Bay window at the rear would give some more space. Put a Velux above the staircase too.

Edited by mk1fan on Tuesday 28th April 11:38

[dirty boy]

mk1fan said:

Broadly, mirror the staircase up to the second floor. You'll have a nice square in the middle of the roof then. Bay window at the rear would give some more space. Put a Velux above the staircase too.

Edited by mk1fan on Tuesday 28th April 11:38

So you can actually 'stack' the staircases?