What to Consider When Planning a Loft Conversion
Thinking of converting your loft? Read this expert advice from Houzz professionals on everything you need to be aware of before you begin
Opening up your loft can be a brilliant way to add both space and value to your home. But planning the conversion can be a little daunting. It’s not something many of us are too knowledgeable about, and all the steps and regulations need to be carefully thought through. Here, three loft specialists provide the low-down on everything a homeowner should be aware of when considering a conversion.
Professional advice from:
Graham Chappell, managing director of nuspace London
Keith Merryweather, managing director of York-based Project4
Deepak Singh Udassi, managing director of City Lofts London
Professional advice from:
Graham Chappell, managing director of nuspace London
Keith Merryweather, managing director of York-based Project4
Deepak Singh Udassi, managing director of City Lofts London
Find out whether you are in a conservation area
‘The quickest way to check is to visit your local authority’s website. Go into the planning section and there will be sub-links about conservation areas; punch in your postcode to check whether you fall into a conservation zone. If you do, you’ll need to seek Planning Permission,’ says Deepak Singh Udassi from City Lofts London.
Tour a Victorian school conversion
‘The quickest way to check is to visit your local authority’s website. Go into the planning section and there will be sub-links about conservation areas; punch in your postcode to check whether you fall into a conservation zone. If you do, you’ll need to seek Planning Permission,’ says Deepak Singh Udassi from City Lofts London.
Tour a Victorian school conversion
Get Building Regulations approval
‘Building Regulations approval is standard practice in the building industry – you need to ensure the addition will have the right materials and correct structure, and will be carried out by competent professionals,’ says Keith Merryweather. ‘Building control is a separate department to Planning Permission.’
‘All properties require Building Regulations approval, which means the local authority or an approved inspector will assess the quality of works thoughout to issue a final Approval Certificate at the end of the job,’ explains Graham Chappell. ‘This encompasses all building control issues on-site, such as structure, ventilation, insulation, safety, access, electrics and so on. It’s a legal obligation, and you will require the documents if and when you come to sell.’
‘Building Regulations approval is standard practice in the building industry – you need to ensure the addition will have the right materials and correct structure, and will be carried out by competent professionals,’ says Keith Merryweather. ‘Building control is a separate department to Planning Permission.’
‘All properties require Building Regulations approval, which means the local authority or an approved inspector will assess the quality of works thoughout to issue a final Approval Certificate at the end of the job,’ explains Graham Chappell. ‘This encompasses all building control issues on-site, such as structure, ventilation, insulation, safety, access, electrics and so on. It’s a legal obligation, and you will require the documents if and when you come to sell.’
‘There are two ways of handling the Building Control approval process:
1) Apply upfront and give the inspector all the information about the materials and exact design. This is called Full Plans Approval in Advance.
2) Serve a 48-hour notice and the inspector will come at regular intervals throughout the build to inspect the progress of the works. This is the most popular choice in our experience, as most people like to make decisions as the project progresses rather than at the very start.’
1) Apply upfront and give the inspector all the information about the materials and exact design. This is called Full Plans Approval in Advance.
2) Serve a 48-hour notice and the inspector will come at regular intervals throughout the build to inspect the progress of the works. This is the most popular choice in our experience, as most people like to make decisions as the project progresses rather than at the very start.’
Consider a specialist
‘Loft specialists provide the full package, sorting everything for the client, who needs only deal with fixtures, fittings, timescale and payment,’ says Keith Merryweather. ‘It is possible to do it separately yourself and outsource all of the different professionals, from architects to plumbers to joiners. You essentially become the project manager and will have to organise the schedule of works and try to make everybody adhere to it. If you don’t continuously push the project forwards, it can become lengthy.’
‘It’s not advisable to project manage yourself unless you have some expertise in the area, know reputable tradespeople and have the correct professionals around to advise you,’ explains Graham Chappell. ‘If someone is keen to take on the project themselves, we suggest getting a “bare-bones” service, which takes care of the heavy structural work, leaving the homeowner to do the finishes themselves, including electrics and painting.’
Find a loft conversion specialist near you.
‘Loft specialists provide the full package, sorting everything for the client, who needs only deal with fixtures, fittings, timescale and payment,’ says Keith Merryweather. ‘It is possible to do it separately yourself and outsource all of the different professionals, from architects to plumbers to joiners. You essentially become the project manager and will have to organise the schedule of works and try to make everybody adhere to it. If you don’t continuously push the project forwards, it can become lengthy.’
‘It’s not advisable to project manage yourself unless you have some expertise in the area, know reputable tradespeople and have the correct professionals around to advise you,’ explains Graham Chappell. ‘If someone is keen to take on the project themselves, we suggest getting a “bare-bones” service, which takes care of the heavy structural work, leaving the homeowner to do the finishes themselves, including electrics and painting.’
Find a loft conversion specialist near you.
Seek advice if you’re creating a storage space
If you are just looking to add floorboards to create a storage space rather than an extra living room, it’s worth checking how much weight the joists can take. ‘Seek the advice of a structural engineer to find out whether the joists need to be strengthened in order for it to remain safe,’ advises Graham Chappell.
If you are just looking to add floorboards to create a storage space rather than an extra living room, it’s worth checking how much weight the joists can take. ‘Seek the advice of a structural engineer to find out whether the joists need to be strengthened in order for it to remain safe,’ advises Graham Chappell.
Obtain a Party Wall Agreement (PWA)
‘The wall that separates you from your neighbours is called the party wall, and is shared by both properties,’ explains Deepak Singh Udassi. ‘A Party Wall Notice is something that needs to be issued before any works are carried out – it’s effectively a heads up a homeowner has to give to their neighbours, who may ask them to send round a surveyor to make a note of the condition of all the properties.
‘At the end of the project, if any cracks have increased or appeared in the neighbour’s property, then there are grounds for them to ask for compensation. The Party Wall Agreement is an agreement to not diminish the capacity of the party wall to the detriment of a neighbour’s property.’
‘The wall that separates you from your neighbours is called the party wall, and is shared by both properties,’ explains Deepak Singh Udassi. ‘A Party Wall Notice is something that needs to be issued before any works are carried out – it’s effectively a heads up a homeowner has to give to their neighbours, who may ask them to send round a surveyor to make a note of the condition of all the properties.
‘At the end of the project, if any cracks have increased or appeared in the neighbour’s property, then there are grounds for them to ask for compensation. The Party Wall Agreement is an agreement to not diminish the capacity of the party wall to the detriment of a neighbour’s property.’
Establish a likely time frame
‘The construction period typically takes between four and 10 weeks, depending on the size of the property and the brief,’ says Graham Chappell.
‘From initial contact to completion, a typical time frame is around three months,’ Keith Merryweather adds.
‘If a property is listed or falls into a conservation area, the owner needs a full planning application, and will have to go through a two-month approval consultation,’ explains Deepak Singh Udassi. ‘Plans must be drawn up, approved by the homeowner, then submitted to the local authority. If permission is granted, work can get underway, but if the owners are asked to change something, the process can drag on.’
‘The construction period typically takes between four and 10 weeks, depending on the size of the property and the brief,’ says Graham Chappell.
‘From initial contact to completion, a typical time frame is around three months,’ Keith Merryweather adds.
‘If a property is listed or falls into a conservation area, the owner needs a full planning application, and will have to go through a two-month approval consultation,’ explains Deepak Singh Udassi. ‘Plans must be drawn up, approved by the homeowner, then submitted to the local authority. If permission is granted, work can get underway, but if the owners are asked to change something, the process can drag on.’
Agree on a schedule of works
‘Most specialists have a contract,’ says Keith Merryweather. ‘It’s only a guideline, but we try to adhere to the length of time set out. The specialist may need to push the contractors along. As a client, you need to understand why any overruns might occur. Before you start the project, you need to insist on timescales, because it’s very important. Even after just a few days, it’s not easy having builders in your home.’
Check out more ensuite bathrooms here.
‘Most specialists have a contract,’ says Keith Merryweather. ‘It’s only a guideline, but we try to adhere to the length of time set out. The specialist may need to push the contractors along. As a client, you need to understand why any overruns might occur. Before you start the project, you need to insist on timescales, because it’s very important. Even after just a few days, it’s not easy having builders in your home.’
Check out more ensuite bathrooms here.
Be meticulous with your budget
‘Establish explicitly from the start what’s included and what’s not,’ advises Graham Chappell. ‘Ask for a detailed order form to ensure all eventualities are covered. It’s important to get as much detail as possible up front within the quote to protect yourself.’
‘A good way to protect yourself is to hire a specialist company that deals with lofts and only lofts,’ says Deepak Singh Udassi. ‘It will have systems and procedures in place to ensure clients are fully aware of the specification. The team will carry out an initial site survey and a technical feasibility check, and from there will put together a full proposal that details the total cost to the penny. This will then be enshrined in a contract, so the homeowner will know exactly what they’re getting. If they change the specification, it will be updated in the contract, so the homeowner remains in control at all times.’
‘Establish explicitly from the start what’s included and what’s not,’ advises Graham Chappell. ‘Ask for a detailed order form to ensure all eventualities are covered. It’s important to get as much detail as possible up front within the quote to protect yourself.’
‘A good way to protect yourself is to hire a specialist company that deals with lofts and only lofts,’ says Deepak Singh Udassi. ‘It will have systems and procedures in place to ensure clients are fully aware of the specification. The team will carry out an initial site survey and a technical feasibility check, and from there will put together a full proposal that details the total cost to the penny. This will then be enshrined in a contract, so the homeowner will know exactly what they’re getting. If they change the specification, it will be updated in the contract, so the homeowner remains in control at all times.’
Prepare for a little disruption
‘A loft conversion shouldn’t be too disruptive,’ explains Keith Merryweather. ‘Working hours are typically between 8am and 5.30pm during the week, and weekends are optional. With clear planning, the project can run very smoothly, but you can never guarantee a smooth process in building. Any major issues should, however, be covered in the initial survey by the architect, and so be clear from the beginning.’
‘Loft conversions are surprisingly nondisruptive,’ adds Deepak Singh Udassi. ‘Most homeowners stay in the property, and up to 80% of the work can be done via ladders on the front and back of the house. Invariably, some points of the build are more noisy than others, notably what is called ‘breaking through’ (putting in the new staircase), but homeowners will be notified with a detailed schedule.’
See more beautiful loft spaces
‘A loft conversion shouldn’t be too disruptive,’ explains Keith Merryweather. ‘Working hours are typically between 8am and 5.30pm during the week, and weekends are optional. With clear planning, the project can run very smoothly, but you can never guarantee a smooth process in building. Any major issues should, however, be covered in the initial survey by the architect, and so be clear from the beginning.’
‘Loft conversions are surprisingly nondisruptive,’ adds Deepak Singh Udassi. ‘Most homeowners stay in the property, and up to 80% of the work can be done via ladders on the front and back of the house. Invariably, some points of the build are more noisy than others, notably what is called ‘breaking through’ (putting in the new staircase), but homeowners will be notified with a detailed schedule.’
See more beautiful loft spaces
Enjoy adding value
‘The value added will vary by region,’ says Keith Merryweather. ‘In cities, floor space is at a premium, so it tends to be very profitable to convert the loft. In other areas, you generally get back your build costs and add a bit of equity to your home.’
‘The amount of value changes wildly with postcodes; it’s very much driven by the local market,’ agrees Deepak Singh Udassi. ‘For example, one West London home worth £1.2 million increased in value to £1.9 million following a £60,000 loft conversion. Another house in Twickenham, Middlesex, went from £325,000 to £510,000 following a loft conversion that cost £55,000.’
TELL US…
Have you converted your loft? Share your experiences and photos in the Comments below.
‘The value added will vary by region,’ says Keith Merryweather. ‘In cities, floor space is at a premium, so it tends to be very profitable to convert the loft. In other areas, you generally get back your build costs and add a bit of equity to your home.’
‘The amount of value changes wildly with postcodes; it’s very much driven by the local market,’ agrees Deepak Singh Udassi. ‘For example, one West London home worth £1.2 million increased in value to £1.9 million following a £60,000 loft conversion. Another house in Twickenham, Middlesex, went from £325,000 to £510,000 following a loft conversion that cost £55,000.’
TELL US…
Have you converted your loft? Share your experiences and photos in the Comments below.
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‘Not all properties require Planning Permission: most houses have permitted development rights of 40 or 50 cubic metres, depending on the type of house, which will allow a conversion without full Planning Permission,’ explains Graham Chappell from nuspace London. ‘However, permission is required for all flats, and for houses in conservation areas.’
‘The rule of thumb is that if you are adjusting the roof line externally – either taking it higher or having a front-facing dormer added – you will probably need Planning Permission,’ says Keith Merryweather from Project4. ‘Anything on the rear of the property does not typically require permission, providing it does not go above the roof line.’