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Advice on loft conversion please
<div>Advice on loft conversion please</div>
just had the architect round. Good news the floor joists in the attic are already sufficient for conversion. The attic has huge beams and a shallow pitch. Head height 2.2 metres. He says in our area we could get the work done for 10 to 15 k. To first fix. And a dormer would be an extra 10k. I know this is a very low cost for a conversion but interested in the cost difference between a dormer and velux. The dormer would be almost full width of house so 4 metres wide. I know there are very expensive numbers out there. I’m inclined to agree with the architect given his local knowledge. What are peoples thoughts realistic not a chance.- Having spoken with another architect in the area he says not a chance second look in a few weeks bare minimum for the most basic loft 20 to 25k if lucky more like 30. He’s just completed 2 dormers at 38 and 42k… I’m thinking the man just wanted to sell his drawings I know it’s business and the guy could just have his finger not on the pulse. But a bit of a shite first experience I want honesty. We aren’t naive just entirely new to the process.
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14 Replies
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Think better to ask the Structural Engineer
It’s really unusual for existing joists to be able to take the loads.
Building control will want calculations on this.
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Not a chance . We do around 7/8 dormers every summer and they varies between 45/70k based on specs , en-suites, Velux and quality of finish .
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£10-£15k is still low to first fix, the rafters will need beefed up for the insulation/plasterboard, the floor will need trimmed out and a set of stairs installed, electrics/heating etc. Second fix will require fire doors throughout and hard wired smoke detectors, the list is endless. Building control will still want calcs for the floor/trimming and roof structure.
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43k for 2 rooms and en-suite (we supplied bathroom suite & they fitted) in dormer. This does not include cost of the suite itself or fitted wardrobes etc, easily add another 10-15 on top if having those.
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Depends where you are and who you want to employ and will they get a bacon on an occasion
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Speaking as an architect there’s a few red flags here, which any alone may raise and eyebrow but could be reasonable, however taken together….
1. Assessing structure without a full analysis or design
2. Saying its possible with such a low height.
3. Such ridiculously low costs for whatever he’s defining “first fix” as.
Realistically with 2.2 it’s a re roof or lower 1st floor ceilings. Latter seems crass y but is actually relatively cheap and potentially not as disruptive as it seems.
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We specialise in shell only loft dormer conversion and timber frame construction and tbh you will get lots of variables on price for this conversion, you need to not be guided by cheapest but take consideration to all quotes and the knowledge and experience each contractor has, we have often been called in to rectify poor workmanship on the structural side don’t forget this is the most important part of the build..
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As the owner of an architectural design practice I do not see loft conversions less than 60k.
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We are having a loft extension at the moment with a Dormer and an ensuite bathroom and it is costing 42k . We will have 2 m 5 cm height … I do agree with other people. Architects really are missing the finer details of when the builder started doing the work that came up across a lot of issues like Joyce running different waves and the architect not knowing that which can cause more work….. We didn’t have a tin roof if that would have cost nearly £6,500…. So if you don’t go ahead with a tin roof, I would very definitely say to buy the really heavy duty tarpaulin which the around £350 of usual top pollen ripped really easily and if you have wins at all, you’re screwed. Good luck! I’m sure it will look fantastic! Personally, I much prefer a dormer because of the height
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I think the Architect just wants the drawing by giving advice what you want hear.
You need a builder and a structural engineer to price bearing in mind 10% contingency.
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I deal with this all the time people get someone in who gives bad information
Your looking minimum £45k-55k for dormer loft conversion now plus 2.2 if fine but you have to allow for a steel ridge possibly insulation plasterboard new sub floor even if the joists are ‘fine’ there still additional material build up to go intop first floor changes and alteration and making good there’s a lot of work in loft conversions.
When I do the drawings for loft conversion I advise the client to atleast get 3-5 quotes from builders who are experienced in loft conversion in the area that’s where you get the quote from a ball park figure off the top of the head is never something to go off
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You need structural calcs.
Has he mentioned steels? What’s going to support the roof once the trusses are removed?
I was going to have a dormer but really wanted the cabrio balcony windows, they came in at 6k
My loft was 45k to first fix.
You have to remember your builder has to make a profit, also you’re beholden to their costs. My biggest bug bear on mine was the two kids he had as labourers who caused damage from throwing things off the roof into the skip (and missing) cost me £80 a day each when one of them just made brews (and left a trail of tea across the kitchen each time). I could have done that myself.
skips, they are min £250 each and I’m sure I had at least 4. So you’re a grand on skips alone.
Fire doors throughout, another grand, Electrician – mine was £1600 for smokes and all the electrics. It all adds up.
Materials are extortionate now.
Also the mess to the rest of your house the loft conversion makes I hadn’t factored in. Dust and more dust. Cracked ceilings in the bedrooms below, water stains from when we had a really bad storm and some water ingress. Damage to the decor from bringing things up the stairs when working internally, and they were thick twonks who thought the best way to protect my stair runner and wooden floors was by STAPLING dust sheets to them.
10-15k no way.
Your architect fees, your structural engineers costs, building regs and planning permission are about 4/5k alone.
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We paid 30k in Merseyside to player finding with first fix on plumbing for 2 en-suites and electrics competed
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Depending on finish, allow £1–2K for new staircase to loft, plus another £1K for fire doors on every floor to create protected route to front door, before you even start work on the loft room itself. So whole thing to first fix for that amount is a joke.
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