Loft conversions

There are 4 important things to remember when considering a loft conversion.

1. They are expensive.  The initial outlay will probably be greater than the increased value in your property.
2. The work involved consists of major surgery to your property and can make the existing house unstable if done incorrectly.
3. The risk from fire is significantly greater for people in a loft conversion particularly when it is third storey and more so if children are to sleep there.
4. It is a criminal offence to carry out a loft conversion without Building Regulation Approval.

When is a room not a room?

We are often asked if Building Regulations are required if the loft is to be used for storage only.

Most people use their loft to store light items such a suitcases and Christmas decorations.  This is usually OK as the existing ceiling joists can normally cope with light storage if the loads are spread over a few joists by using loft boards. 

It is at this point that you will be creating a new storey to the property that will require Building Regulation Approval.  It doesn't really matter whether you intend to use this new floor as a better storage facility, a playroom, a study or a bedroom you will need Building Regulation Approval

We strongly recommend that you follow the Full Plans procedure when applying for a loft conversion.  This is because the only way to make sure the conversion will work properly is to have an accurate survey of the existing house carried out and have scaled plans drawn to make sure that critical dimensions can be achieved, such as the headroom to stairs.  There are also alternative design options for means of escape in case of fire and plans will help you to see the effect of the different options.  Scaled plans also have other important advantages and they will:

1. Make sure that the space achievable is what you want or are expecting
2. Permit a more accurate builders' estimate, as it will be clearer what work is to be done
3. Allow the Building Control Officer to assess whether the design will comply with the Building Regulations before work commences
4. Give you the security of knowing that if the work follows an approved plan it will comply with Building Regulations when it is completed.

Most loft conversions will require fire escape windows.  Even if they are not a requirement it is good practice to install them, where possible, so that a ladder rescue is possible in a fire situation.

The position of the escape windows is critical and this is one typical detail that can be approved on a plan to ensure that the means of escape in case of fire regulations are going to be met.

If planned properly and built by an experienced builder, loft conversions can be an ideal way to acquire extra space.  However, we cannot stress enough the need for an adequate survey and detailed planning to make sure that the work will meet your expectations.  Also please remember that the  Building Control Officer will only make intermittent inspections to check on minimum building regulation standards.  A significant amount of work can be covered up between inspections.

We strongly recommend that you ask your architect to carry out a site inspection or engage an independent surveyor to make sure that the work is undertaken to the standard you expect.

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