What Kind of Loft Conversion Can I Get for Up to £50,000?
Fighting for living space? Look up, because the answer may lie in your loft. Here's what your budget could achieve
A loft conversion is a great way to create extra space, and it significantly increases the value of your property, well above what it costs to build. “Even a small loft, adding 200 sq ft of space to a house in Fulham, west London, for example, could add up to £195,000 to the value of the property, based on an average per sq ft price of £983,” says James Gold of Landmark Lofts.
As well as adding value, having a loft conversion done is typically much cheaper than moving to an equivalent larger home. “This is because removal costs, estate agents’ fees and stamp duty alone add up to tens of thousands of pounds, before you even consider the price difference,” continues Gold. “By getting a loft conversion, you can create the space you need and stay in the same area.”
While estimating the cost of a loft conversion can be difficult because it depends on many factors, the following guide will help you begin to get a handle on your budget.
Professional advice from: Ian Harvey of Harvey Norman Architects; James Gold of Landmark Lofts; Matt Ryder of Ash Island Lofts
As well as adding value, having a loft conversion done is typically much cheaper than moving to an equivalent larger home. “This is because removal costs, estate agents’ fees and stamp duty alone add up to tens of thousands of pounds, before you even consider the price difference,” continues Gold. “By getting a loft conversion, you can create the space you need and stay in the same area.”
While estimating the cost of a loft conversion can be difficult because it depends on many factors, the following guide will help you begin to get a handle on your budget.
Professional advice from: Ian Harvey of Harvey Norman Architects; James Gold of Landmark Lofts; Matt Ryder of Ash Island Lofts
How much space do I need?
The most important consideration is the height of the existing loft space. As a rule of thumb, this must measure a minimum of 2.3m from the floor to the tallest part of the roof. “Expect a build up of roughly 3m owing to the new floor, the insulation and the plasterboard,” explains Matt Ryder of Ash Island Lofts. “If you have a head height of 2.6m, for example, you will end up with 2.3m of space. If you have 2.3m, you will end up with 2m, which is the minimum we would accept as a finished height.”
If you don’t have enough height, you may need to lower or replace the ceiling below the loft level, which will add to your costs.
The most important consideration is the height of the existing loft space. As a rule of thumb, this must measure a minimum of 2.3m from the floor to the tallest part of the roof. “Expect a build up of roughly 3m owing to the new floor, the insulation and the plasterboard,” explains Matt Ryder of Ash Island Lofts. “If you have a head height of 2.6m, for example, you will end up with 2.3m of space. If you have 2.3m, you will end up with 2m, which is the minimum we would accept as a finished height.”
If you don’t have enough height, you may need to lower or replace the ceiling below the loft level, which will add to your costs.
Do I need to consider Building Regulations?
Irrespective of whether you need planning permission, loft conversions always need approval under Building Regulations. These make sure that any work completed is structurally sound, that the new room is fire safe and that there is sound insulation between the floors.
Building Regulations also state that in the interest of fire safety, a staircase serving the new room is required. Retractable ladders are not normally acceptable. If space is tight, however, it may be possible to install a space-saving staircase.
Find out about getting the right stairs for your loft conversion
Irrespective of whether you need planning permission, loft conversions always need approval under Building Regulations. These make sure that any work completed is structurally sound, that the new room is fire safe and that there is sound insulation between the floors.
Building Regulations also state that in the interest of fire safety, a staircase serving the new room is required. Retractable ladders are not normally acceptable. If space is tight, however, it may be possible to install a space-saving staircase.
Find out about getting the right stairs for your loft conversion
What about party walls?
If your house is semi-detached or terraced, don’t forget to notify your neighbours of your plans. This requirement usually falls under the Party Wall Act 1996. “It may sound like an unnecessary hassle, but its objective is to prevent disputes arising between neighbours,” explains Ian Harvey of Harvey Norman Architects.
It is recommended that a party-wall surveyor takes care of the process. If the notice does not include all the necessary information, or is not served properly, it will be invalid. However, template notices are widely available to download for free.
If your house is semi-detached or terraced, don’t forget to notify your neighbours of your plans. This requirement usually falls under the Party Wall Act 1996. “It may sound like an unnecessary hassle, but its objective is to prevent disputes arising between neighbours,” explains Ian Harvey of Harvey Norman Architects.
It is recommended that a party-wall surveyor takes care of the process. If the notice does not include all the necessary information, or is not served properly, it will be invalid. However, template notices are widely available to download for free.
What is the most cost-effective loft conversion?
“Internal loft conversions are the most cost effective as they involve converting the existing loft space,” says Harvey, whose guide price is between £1,200 to £1,500 (plus VAT) per sq m, without a bathroom.
“Alterations include setting windows into the existing roof slope, or insulating and strengthening the floor,” he explains.
Be inspired by these creative ideas for loft spaces
“Internal loft conversions are the most cost effective as they involve converting the existing loft space,” says Harvey, whose guide price is between £1,200 to £1,500 (plus VAT) per sq m, without a bathroom.
“Alterations include setting windows into the existing roof slope, or insulating and strengthening the floor,” he explains.
Be inspired by these creative ideas for loft spaces
What is the next step?
A step up in space is a single dormer, essentially an extension that projects vertically from a sloping roof, creating additional floor space and headroom. Starting prices vary from company to company, but budget around £39,000. “Be aware that this varies immensely, depending on the specifications and size of the proposed loft conversion,” stresses James Gold of Landmark Lofts.
If you would like to include an en-suite bathroom, Ryder advises adding about £3,000 to your budget. “Our base price for a one bedroom, one bathroom dormer loft conversion is £42,000,” he says.
A step up in space is a single dormer, essentially an extension that projects vertically from a sloping roof, creating additional floor space and headroom. Starting prices vary from company to company, but budget around £39,000. “Be aware that this varies immensely, depending on the specifications and size of the proposed loft conversion,” stresses James Gold of Landmark Lofts.
If you would like to include an en-suite bathroom, Ryder advises adding about £3,000 to your budget. “Our base price for a one bedroom, one bathroom dormer loft conversion is £42,000,” he says.
What else is included in the cost?
As a general rule, the starting cost includes the staircase from the existing first floor to the new second floor, heating and electrics. “Excluded is painting and decorating, so you probably want to allow around £2,000 for that,” advises Ryder. “You have then got to buy sanitaryware for the en suite, so allow around £1,500 for that, and for tiles about £500. Then you have to factor in carpet for the bedroom, perhaps £1,000. That brings the total cost to around £47,000.”
As a general rule, the starting cost includes the staircase from the existing first floor to the new second floor, heating and electrics. “Excluded is painting and decorating, so you probably want to allow around £2,000 for that,” advises Ryder. “You have then got to buy sanitaryware for the en suite, so allow around £1,500 for that, and for tiles about £500. Then you have to factor in carpet for the bedroom, perhaps £1,000. That brings the total cost to around £47,000.”
What professional fees do I have to consider?
If you are using a specialist loft-conversion company, ask them which professional costs are factored into the price.
At Landmark Lofts, for example, the quotation for the loft conversion will include all architectural fees and engineering costs for the project, but you will still need to pay planning submission fees and Building Control fees.
“Together, typically these come to £800 to £1,000,” explains Gold. “If a party-wall award is required, this will also cost up to a few thousand pounds, depending on the surveyors, so it’s best to secure consent from your neighbours if possible. If you are in a leasehold property, like a flat, you will most likely need the freeholder’s consent and a licence to alter, which means hiring a lawyer.”
At Ash Island Lofts, expect to pay a flat fee of £1,500, which includes an on-site measured survey, drawings and amendments, council submission and fees, Building Regulations drawings and a structural calculations pack. “We include the Building Control fee in the base price of £35,000, assuming it’s a single dormer,” says Ryder. “If you require a party-wall surveyor then we recommend a firm that charges direct, so this is not included in the £1,500.”
If you are using a specialist loft-conversion company, ask them which professional costs are factored into the price.
At Landmark Lofts, for example, the quotation for the loft conversion will include all architectural fees and engineering costs for the project, but you will still need to pay planning submission fees and Building Control fees.
“Together, typically these come to £800 to £1,000,” explains Gold. “If a party-wall award is required, this will also cost up to a few thousand pounds, depending on the surveyors, so it’s best to secure consent from your neighbours if possible. If you are in a leasehold property, like a flat, you will most likely need the freeholder’s consent and a licence to alter, which means hiring a lawyer.”
At Ash Island Lofts, expect to pay a flat fee of £1,500, which includes an on-site measured survey, drawings and amendments, council submission and fees, Building Regulations drawings and a structural calculations pack. “We include the Building Control fee in the base price of £35,000, assuming it’s a single dormer,” says Ryder. “If you require a party-wall surveyor then we recommend a firm that charges direct, so this is not included in the £1,500.”
What are my options if I don’t use a specialist loft company?
You can appoint your own architect, who will draw up plans for your loft conversion and obtain the necessary approvals. Otherwise, an experienced builder may well be able to handle your project. Always ask friends and family for recommendations and, if possible, try to see some examples of previous work.
You can appoint your own architect, who will draw up plans for your loft conversion and obtain the necessary approvals. Otherwise, an experienced builder may well be able to handle your project. Always ask friends and family for recommendations and, if possible, try to see some examples of previous work.
How much disruption can I expect?
Assuming your loft has a minimum height of 2.3m, the job should take six weeks and you don’t need to move out. “The only thing we ask is that homeowners are out on the day we break through to the stairs,” says Ryder.
Are you thinking about investing in a loft conversion? Tell us what is holding you back, or any tips if you’ve had one done, in the Comments below.
Assuming your loft has a minimum height of 2.3m, the job should take six weeks and you don’t need to move out. “The only thing we ask is that homeowners are out on the day we break through to the stairs,” says Ryder.
Are you thinking about investing in a loft conversion? Tell us what is holding you back, or any tips if you’ve had one done, in the Comments below.
If your property is listed or is in a conservation area, the degree to which you’re allowed to alter your home could be radically affected. If neither of these apply, the good news is you won’t need to apply for planning permission, so long as your proposed conversion satisfies the conditions of Permitted Development rights. These include ensuring the additional space does not exceed 40 cu m for terraced houses or 50 cu m for detached or semi-detached houses.
Unsure if you need planning permission? An architect will be able to advise you. You can also do your own research over at the government’s Planning Portal.
Find out whether you need planning permission for a project