Part Loft Conversion

[Beaniecheese]

Hi all, read a couple of threads and saw that the experience and knowledge here is worth listening to. So, I thought I'd post here before I talk to the trade. One of our bedrooms is pretty small, and I'd like to be able to extend it upwards into the loft and build a mezzanine sleeping area. This would free up the bedroom for other stuff other than a bed. The room is only 2.7 x 1.8 m. Above the bedroom would be 2 to 3 fink trusses (less than half of each fink truss). My question would be, is this something that can be achieved without being a major pain in the a$$, or a major expense like replacing the whole roof? I appreciate any help on this matter.

 

[treeturner123]

Beaniecheese,

This is a very difficult area and I would suggest you get, not necessarily and architect, but possible a building surveyor who is well up on current interpretation of Building Regs. Just as a hint, if you want a good staircase, try using an 'Alternate tread' unit - see ebay for details!!

Phil

 

[MrDavidRoberts]

If you want a space-saving alternate thread staircase- better build it yourself, everything that is on market for sale is junk.

As for the actual loft conversion... It depends.. how legal you want it to be..
All the building fees/architect fees will be more than the whole build cost if you were to do it yourself.

 

[Beaniecheese]

Thank you for your responses.

I guess like anyone else, I'd want it to be legal and above board but not cost the earth. I did not realise that a mezzanine would need building regs. I'm not wanting to make the whole of the loft space into a room, more like 1/6 of the loft space into the mezzanine area for the small bedroom, which is about 1/6 of the 1st floor.

Do the same rules apply no matter the size?

 

[sunnybob]

Youre structurally altering a load bearing floor and intending to increase the weight on it. If you come to sell you will have to provide full documentation of permissions and building quality.
Get a couple of firms that specialises in loft conversions to give you estimates.
It just might scare you.

 

[AndyT]

And don't forget to ask about fire safety. When we looked into a loft conversion, one of the things that put us off was the prospect of having to swap all of the existing doors which open into the same hall/stairs space for new fire doors. It's because you can't easily escape out of a window from your new living space in the loft if there is a fire at a lower level in the house. Therefore its sole escape route (down the stairs) has to have extra protection.

 

[treeturner123]

On Fire Regs, I believe that if it forms part of the same room, there is no requirement for a door on the stairs, however, when we did this, we had to put a velux window in the loft part with the cill at the appropriate height. Anyway, the window was very useful in any case and if you want to splash out, you could install one of these:-

http://www.velux.co.uk/products/roof-wi ... of-windows

I'd also comment that the alternate step stairs that I purchased of the bay is quite adequate for my needs especially as I am not a master carpenter! The only complaint was the instructions, but anyone going to Ikea will be used to that!!

Phil

 

[sunnybob]

see what happens when you dont follow building regs....
http://metro.co.uk/2017/04/03/house-col ... t-6551257/

 

[doctor Bob]

On Fire Regs, I believe that if it forms part of the same room, there is no requirement for a door on the stairs, however, when we did this, we had to put a velux window in the loft part with the cill at the appropriate height. Anyway, the window was very useful in any case and if you want to splash out, you could install one of these:-

Phil

This info is bang on.

Do not attempt this without proper structural calculations, a lot of loft conversions need massive reinforcement on the rafters and trusses, sometimes steels are necessary. Insulation on the vault will need to be a minimum of 140mm I suspect. Don't do a bodging job on your own home, not good, follow the rules!!! If it's not done through the right authorities it will make selling in the future very difficult.

 

[Doug71]

A couple in my village did an unofficial loft conversion. Apparently the builder gave them two quotes, one to do it officially and one to just do it.

Building control found out and it ended up in court, both the builder and the client got fines.

I had the job of sorting out the joinery, fitting fire doors etc. It would have been a lot cheaper and easier to have just done it properly in the first place.

 

[Bm101]

If you want a space-saving alternate thread staircase- better build it yourself, everything that is on market for sale is junk.

As for the actual loft conversion... It depends.. how legal you want it to be..
All the building fees/architect fees will be more than the whole build cost if you were to do it yourself.

Tbh I always feel politeness is the right way on here but politely put your advice is outrageously ill advised. These days you can't even replace windows without Fensa, how you can advise someone to add a mezzanine loft and say 'how legal you want it to be' is pretty astounding. Never mind selling in the future, a large part of building regs are to protect both seller and buyer, that's not to mention present owner. In the most polite manner possible I hope I never buy a house from you. Some of the regs in this country are harsh, but generally they are harsh for a reason. As much as I'd like to save money, (currently waiting for planning back from the council for a loft conversion) I'd rather be able to sell my house, be structurally sound and be fire protected. I'll also sleep safe knowing the steels were worked out by a fella who has been trained to calculate the stress loads on my house as my kids sleep in it.
This from a fella who used to live in a caravan with a woodburner made from a Castrol oil can 6" from the bed so I could light it in winter without getting out of bed.

 

[RobinBHM]

You could call a loft converdion company and have an initial chat.

Whilst the work involved in a loft conversion is within the reach of most experienced builders, loft conversion work involves a surprising number of building reg issues and roof structure calcs. Fire regs, for eg have caught out many loft conversions that cant then get the final certificate.

I wouldnt ask a general builder, I imagine many builders will say they need building regs drawings and/or structural calcs to provide a realistic quotation.

 

[graduate_owner]

I was chatting to a council building regs inspector a few years ago and he told me one of the big issues they had to deal with then was unofficial loft conversions. In almost every case the work was sub standard - fire regs etc - and had to be re-done which meant paying to be done, paying to be undone, and paying to get it done right. I realise you are not wanting a full loft conversion but I would definitely speak to your local authority to discuss your ideas. There are so many issues here.

K

 

[MrDavidRoberts]

If you want a space-saving alternate thread staircase- better build it yourself, everything that is on market for sale is junk.

As for the actual loft conversion... It depends.. how legal you want it to be..
All the building fees/architect fees will be more than the whole build cost if you were to do it yourself.

Tbh I always feel politeness is the right way on here but politely put your advice is outrageously ill advised. These days you can't even replace windows without Fensa, how you can advise someone to add a mezzanine loft and say 'how legal you want it to be' is pretty astounding. Never mind selling in the future, a large part of building regs are to protect both seller and buyer, that's not to mention present owner. In the most polite manner possible I hope I never buy a house from you. Some of the regs in this country are harsh, but generally they are harsh for a reason. As much as I'd like to save money, (currently waiting for planning back from the council for a loft conversion) I'd rather be able to sell my house, be structurally sound and be fire protected. I'll also sleep safe knowing the steels were worked out by a fella who has been trained to calculate the stress loads on my house as my kids sleep in it.
This from a fella who used to live in a caravan with a woodburner made from a Castrol oil can 6" from the bed so I could light it in winter without getting out of bed.

I wasn't referring to that... I simply said all the fees for such a small project will cost more than the actual materials/labor to do it Properly! I wouldn't want a bodge job in my house as well...
Than if it turns out you need new firedoors and all that stuff...well You are in for a ride of never-ending money spending rollercoaster.
So after you factor in all that, the extra small space you gain won't really be worth the hassle/money spent to get it.

 

[slate1234]

I have done quite a few loft conversions, regards cutting trusses you need a very good structural engineer, as a builder/joiner with 30 years experience I always ask people to get a valuation on there house if I feel the value of work will not be added to the house, and I can't see the amount of work you are looking to do to gain such a small area could add that much to the property I could be wrong I don't know property prices in your area , remember you are doing a extension two floors up, why not add a extension to the house, regarding fire doors don't forget three hinges (100mm) and closers, depending on local council's some except perko closers, others don't,
Paul