Loft conversions

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

1. They are expensive.  The initial cost 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 your 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 permission required?

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

• Light storage of 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 the point that you create a new floor 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.

Guidance

Loft Conversions require fire escape provisions, these may vary dependant upon the building layout and height,  generally it is not permissable to have an open staircase to a loft conversion in an existing 2 storey house.

An existing two storey house loft conversion will normally require the following.

• A fully protected escape route from the loft rooms to ground floor exit.  This often means changing existing doors and frames to those capable of achieving half hour fire resistance.  Ceilings, floors and walls to the protected route are often required to be upgraded to achieve half hour fire resistance.
• Mains powered, interlinked smoke detectors installed to the circulation routes at each floor level.

An existing  single storey house loft conversion would normally require the following.

• Fire escape windows to the new habitable rooms so that a ladder rescue is possible in a fire situation.
• Mains powered, interlinked smoke detectors installed to the circulation routes at each floor level.

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, or engage an independent surveyor to supervise the work to ensure is undertaken to the standard you expect.

Further guidance is available in the Construction Products Association Loft Conversion Guide.

  
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