| Author | Message | ||
| Diy_sos
New Member Username: Diy_sos Post Number: 1 Registered: 03-2007 |
How much would a open plan DIY loft cost at the minimum? Whats the breakdown? At what stages of the loft conversion will the Building Control inspector have to visit? | ||
| Diy_sos
New Member Username: Diy_sos Post Number: 2 Registered: 03-2007 |
I forgot the loft is 24 feet x 12 feet. I want a open plan velux conversion for a playroom. | ||
| Deluks
New Member Username: Deluks Post Number: 18 Registered: 07-2006 |
No idea, although it's a very good question. You usually get the "forget it", "get the pros in" and "about 20 grand" answers to this type of question. The breakdown thing from someone who knows would be handy to work out if it's feasible. If you know your own strengths and weaknesses then you can work out where to save money by diy. One could be perfectly capable of drawing plans to scale but be hopeless at plastering, for example...and vice versa. | ||
| Caliwag
Gold Level Contributor Username: Caliwag Post Number: 588 Registered: 12-2005 |
Its that crazy question. Depends where you are and your (or your builder's) relationship with BC. Sorry that's the way it is. Litterly if BC are happy with the outfit that's doing the work then it works a treat. So talk to the local BC and tell him your ideas, ask him if he can recommend anyone, and then go and earn more money to pay for it...must be the easiest way to do it. Do do your own car maintenance? Would you take on a lawyer? just let an attic converter do his stuff. Caliwag | ||
| Deluks
Regular Contributor Username: Deluks Post Number: 21 Registered: 07-2006 |
"attic converter" isn't really a trade is it? Now my old man wouldn't let anyone else plaster his property for him, I wouldn't let an 'attic converter' do the leccy in my loft (as my best mate's a spark), and on Phil Collins solo albums, he does all the drumming! The point being, why pay someone to do something you can do yourself? The idea of the DIY loft conversion is primarily to save cash, but even so it doesn't mean it will definitely end up as a bodge, or be substandard. If you were quoted £25,000 for a full conversion and only had £15,000 in savings why would you go and remortgage to pay for it if you didn't have to. Say if your cousin's a roofer, uncle bobs got a timberyard and you're a dab hand at plastering? ...is my point. | ||
| Buildersmate
Gold Level Contributor Username: Buildersmate Post Number: 955 Registered: 10-2004 |
Loft conversations is definitely a 'solution delivery' by single-company organisations in the South. There are dozens of them because its such a growth area, as a solution to moving house. Lots of people watching the Sara Beeny type programmes on the telly. Their core competence is usually the constructional bit, then outsource the support trades as per usual. | ||
| Mike
Silver Level Contributor Username: Mike Post Number: 226 Registered: 10-2004 |
waaahaaaaa haaaa haaa | ||
| Diy_sos
New Member Username: Diy_sos Post Number: 3 Registered: 03-2007 |
Well I've been quoted upto £35K, but think it can be done DIY for about £5k? With a good DIY's loft conversion book. As its just the flooring the pros have to do, install beams and joists etc. The rest a good carpenter, plasterer, electrician and plumber can do. | ||
| Guyproos
Regular Contributor Username: Guyproos Post Number: 25 Registered: 03-2007 |
Nothing ventured nothing gained, however confidence and competance are two very different things. Good luck. | ||
| Caliwag
Gold Level Contributor Username: Caliwag Post Number: 597 Registered: 12-2005 |
If you are putting a stair in, rendering it a habitable space, do it on a building notice and talk through the requirements with BC. A mate did his own last year, and then discovered, that to sell...previously not under consideration...he needed BC approval, which he applied for retrospectively, only to discover that he hadn't put in sound insulation, had used multi-foil (see other threads) and still needed to comply with all the fire regs. So what started as a play room became a complete liabilty...luckily the stair complied. As I posted elsewhere, another mate was not so lucky...stair had to come out, the floor needed to be strengthened and 14k later he had a compliant attic conversion. So giggle away all ye who think cutting corners and doing it on the cheap is a winner...BC and future buyers solicitors (not to mention the odious Hips brigade) are waiting. Be warned, get it right first time. Caliwag | ||
| Coffee
New Member Username: Coffee Post Number: 1 Registered: 04-2007 |
I need help. My builder strted work on loft conversion 5 weeks ago, and to date, he has left a pile of my tiles in my garden (which he ripped off), built a dodgy wall, layed a little flooring, but no good, and convinced me i needed a new front roof. He's just finished the front roof, and charged me £2900 for it, but i just cannot see the loft being done, as he's killing time banging pieces of wood in the loft. The tiling looks a complete mess. I'm looking for someone who can take over from him. I'm just woried that if i tell him to get lost, he'll take the plastic sheeting off aswell. Before you ask, 'yes', i've been an idiot and have paid him some cash to start the job. Anyone out there who can help at a reasonable price. One steel beam needs chaning position, and there is nothing to chuck out apart from the rafters. It may seem an easy job for someone who is willing to do it. I can also take over the scaffolding contract, so there is less work to do, and the fakro windows are in aswell. I'll check the forum for anyone who is available. I live near Wimbledon, and i'm wishing for 3 bdrooms and a bathroom in the loft. I have already planning permission. Thanks | ||
| Mike
Silver Level Contributor Username: Mike Post Number: 228 Registered: 10-2004 |
Can you post a couple of pictures of what has been done to date. | ||
| Coffee
New Member Username: Coffee Post Number: 3 Registered: 04-2007 |
Hi Mike, unfortunately, i have no access to a digital camera. What has been done so far is the front sloping roof is complete with 2 windows. The chimney has been taken down and the wall made proper. The area to convert is L shaped. The alleyway wall has been partly built, but it does look monstrous. It looks like stodgy custurd thrown on the wall. The wall is lumpy and sticking out. 3 steel beams have been put in, but 2 of the floor beams need to change position, as there is very little head room. The slates have been taken off from the roof many weeks ago, and has plastic covering. Unfortunately, the plastic cover has many holes, and has ruined a ceiling on the first floor. So, to be honest, i would say only windows have been put in, part wall built and tiles removed. I don't think there is any need for a skip, as i ended up clearing a bulk of the rubbish myself. Me being silly, i have paid the builder a huge chunk so far, but all i'm getting from him is threats of leaving the job wheni quetion him about when he's going to move the floor beams. Scaffolding is erected already, and i'm sure i could take it over, once i boot this builder out. And he thinks he can do the job himself, but i think he is just dreaming. He has left some material in my garden, but these all look like surplus from another job. To date, the only new material he has bought is sand/cement/redland 49 tiles/fakro windows. I don't even think the small amount of wood he bought was new, as it all looks like they have sat in a garden for ages. Hope this helps Mike. | ||
| Mike
Silver Level Contributor Username: Mike Post Number: 231 Registered: 10-2004 |
Difficult to visualise but sounds a mess.. Are you saying the original roof was slate and you put Redland 49s on in place? | ||
| Coffee
New Member Username: Coffee Post Number: 4 Registered: 04-2007 |
Mike, that's right. The original slates were coated with red bitumastic paint at some stage in it's 100 years to stop leaks, therefore it was neccessary to replace the whole of the front roof instead of repairing. There is a pile of slates smashed in a pile in my back garden at present. And new developments for today is that the builder has asked for further funds, but has done no work to substantiate the reason for additional money. I laughed and left it like that. The builder spent all day sweeping the scaffolding today before making a quick exit when i went out for 20 minutes. | ||
| Ozo
New Member Username: Ozo Post Number: 18 Registered: 11-2005 |
Hi Coffee, Possibly I would be interested to help you but first I would like to see your loft and what has been done. If you are still looking for somebody to take over let me know. | ||
| Coffee
New Member Username: Coffee Post Number: 5 Registered: 04-2007 |
Hi Ozo Apologies not getting back so quick. You are more than welcome to view the work done so far. i had a builder in yesterday who will give me a quote on Tuesday. He said, it does not look like much has been done. As you can imagine, the roof is only covered by temporary plastic, so i am so concerned about getting the work done quick. rather than posting my address/tel number on the forum, is there any way we can communicate to arrange this. | ||
| Ozo
New Member Username: Ozo Post Number: 19 Registered: 11-2005 |
Hi Coffee You can send your contact details to deko@fsmail.net and let me know when is better to contact you. | ||
| Coffee
New Member Username: Coffee Post Number: 6 Registered: 04-2007 |
Hi Ozo I have emailed you with my details. Do let me know if you do not get my email. Coffee | ||
| Ozo
New Member Username: Ozo Post Number: 20 Registered: 11-2005 |
Hi Coffee I have received your e mail. I will call you tomorrow morning. | ||
| Steamkettle
New Member Username: Steamkettle Post Number: 1 Registered: 04-2007 |
with regards to cost - I am nearing completion of my own loft conversion, I did most of the work myself with the help of a few mates who were all paid the going rate for their trade(joiner, spark and roofer for the flat roof dormer).The build consists of a 6metre wide dormer,en-suite shower room built in wardrobes and under eaves storage and a full overhaul of the slate roof at the front including breathable membrane. the total cost of the project including plans steels(x3)the lot has come in at just under £11,000. It wasn't easy and took a while but I think it was all worth it. By the way I got some terrific assistance from all on this site just by reading the posts on here a big thank you to everyone | ||
| Mike_oo
New Member Username: Mike_oo Post Number: 1 Registered: 04-2007 |
Hi Steamkettle, congratulations - well done! could you tell us how long did it take you to complete the project and how hard were you working (i.e. how many days per week) ? also what was the trickest part of it ? cheers, Mike | ||
| Steamkettle
New Member Username: Steamkettle Post Number: 3 Registered: 04-2007 |
Hi Mike, From start to finish took about six months(the hardest thing about working on your own is motivation) For me the trickiest part was installing the steels. Three steels were passed through a hole in the front roof and manhandled into place onto padstones.The one at the rear which carried the weight of the dormer was 255x150 and just on 6.5metres longand it was in one piece. Once they were in it seemed to progess quite well. Was it worth it ? yes | ||
| The_joneses
New Member Username: The_joneses Post Number: 1 Registered: 04-2007 |
Steamkettle I am just looking at a loft conversion on a bungalow. I am considering whether to get someone in to undertake the structural work, steels, floor and dormas as this seems to be the biggest part of the job, and most difficult. I have considered doing the steels and floor myself but I can not imagine how I would get the steels in. With your 6.5 metre steel how did you get it into position and did you have to acro up the ceiling so that people handling the steel didnt fall through it? Thanks Simon | ||
| Steamkettle
New Member Username: Steamkettle Post Number: 4 Registered: 04-2007 |
Hi Simon, To start with my loft had sheets of chipboard laid on the ceiling joists. The steels were passed in through a hole in the front roof by a very skillful operator with a hi lift hiab and two lifting straps, once part of the steel was in the loft he "pushed" the rest of it in by gradually moving the straps. The front and apex steels weighed approx 105 kg and were in place for a few days before the rear steel was put in, this weighed approx 205 kg. we managed to get them in by taking just enough brick from the gable wall for each steel to pass through. The steels were then put out through the hole moved into position and placed on the padstones. The bricks were then replaced,and but for a bit of new mortar you would never know they had been out. They may appear heavy but they were relatively easy to manouvre into position by me and my son but I will admit to sweating a lot getting the apex steel into position. If your only going up one level (bungalow) a few mates with a bit of grunting should be able to lift your steels into your loft. I agree with you about getting your dormer built though, a mate who was a joiner did mine while i laboured. It needs to be done properly and to spec to satisfy your BCO Good Luck | ||
| Mike
Silver Level Contributor Username: Mike Post Number: 240 Registered: 10-2004 |
205 kg sounds light for a 6.5 mtr steel? i could be wrong | ||
| Deluks
Regular Contributor Username: Deluks Post Number: 25 Registered: 07-2006 |
Relevant to this thread, some blokes loft conversion 'diary' here, with some useful info: http://www.internode.co.uk/loft/index.htm | ||
| Agbagb
New Member Username: Agbagb Post Number: 1 Registered: 09-2008 |
I've been doing a DIY loft conversion to Building regs. Its taaken me over a year but Iv'e been building my own spiral stairs as well. If anyone is interested is seeing how I coped with the various problems. Iv'e been keeping a blog http://roomuptop.blogspot.com/ . If anyone wants more details on costs etc let me know. | ||
| Temp
Gold Level Contributor Username: Temp Post Number: 825 Registered: 04-2008 |
Wow, nice job on those stairs. That router jig and "14 foot long lathe" looks really impressive... http://roomuptop.blogspot.com/2008_08_01_archive.html I'm sure the wood working forum would also be interested if you haven't already posted it there... http://www.ukworkshop.co.uk/forums/ | ||
| Blasted
New Member Username: Blasted Post Number: 12 Registered: 08-2008 |
Agbagb, Excellent blog you kept there, very inspiring as I'm contemplating DIY'ing my own loft conversion. Have you costed it up at all? | ||
| Agbagb
New Member Username: Agbagb Post Number: 2 Registered: 09-2008 |
Blasted, Thanks for your comments. I've kept my reciepts, so I'll get some details together and let you know. Temp, Glad you like the stairs and the lathe. I'll post it on the wood working forum as well. Wouldn't recommend anyone else to make stairs like these. Unless, like me, they fancy a challange that will keep them busy for many months. I'll be glad to get a break from compound angles, the next few projects will all be square. Cheers | ||
| Blasted
New Member Username: Blasted Post Number: 13 Registered: 08-2008 |
Thanks for that, Im sure people would be interested to know what a real DIY cost example would be. I have looked at all these so called of-the-cuff prices and disagree with a majority. I have worked through a rough cost for a simple conversion in my own place with an open plan space and 2 windows and estimate between 5 and 6 thousand. that takes into account removeal of boiler and pipework and replaced with a combi boiler. | ||
| Agb657
Gold Level Contributor Username: Agb657 Post Number: 1255 Registered: 11-2007 |
good stuff Agbagb it will be interesting to see how you came off cost wise, www.abcdesign-build.com | ||
| Agbagb
New Member Username: Agbagb Post Number: 3 Registered: 09-2008 |
Iv'e been through my reciepts, some missing so I've had to make a few estimates but this should be close. If you want more details of specs have a look at my blog http://roomuptop.blogspot.com/ Fairly accurate costing for DIY 16m2 loft conversion room with 4m2 landing area Not counting the complete new roof in slate with breathable membrane done by a contractor, cost including supply and fitting of steels and installation of velux £6000 plus vat. I’ve included the material cost of steels and velux below. 4 velux, 3 off 1140 x 1180, 1 being escape spec, 1 off 780 x 980 - £1188 Rockwool Flexi to bring fire resistance of lathe and plaster ceilings up to spec - £322 Chicken wire to support above - £80 Celcon blocks, sand cement for fire wall to neighbours -£191 Steels UB’s 230x90x32kg/m PFC 1off 4900mm 1 off 4000mm - £150 est. Joist hangers - £47 Timber for structural and stud walls - £265 Radiator and various hardware - £298 Chipboard flooring P5 grade plus some PSE - £157 Kingspan for roof and ashlar - £348 Kingspan drylining K17 for brick walls - £305 More assorted hardware - £162 Electric, cable and high spec fittings - £180 est Timber for stairs - £450 est Plaster board - £129 Skirting and architrave - £99 Skim Plaster, bead and plasterer for 2 days - £165 Assorted other bits and bobs - £120 est 1/2hr fire door and frame - £122 Flooring Oak veneered laminate, underlay, edging -£332 Estimate of others, eg. smoke alarms, paint, lost receipts - £300 Structural engineers calcs - £264 Building control submission - £130 Building control inspection - £283 Electric certification - £80 (all work under supervision of electrician (father in-law) If I’ve missed anything obvious let me know. Total cost - £6167 | ||
| Blasted
New Member Username: Blasted Post Number: 14 Registered: 08-2008 |
Having looked at the pics on your blog, i think thats a fantastic price for the quality of the conversion. Nothing like the 25-30 grand all in jobs. Again not to disimillar to what i want to do, but i dont need to re-roof. Thanks. | ||
| Robzxr
New Member Username: Robzxr Post Number: 1 Registered: 10-2008 |
Hi, Im going to start my loft conversion in Spring but need to start pricing up now and start the ball rolling. From what I have seen i would approach it as follows: 1.Check in can be converted/stair access etc (done) 2.Get some plans drawn up 3.Submit plans to building control 4. Source materials 5. start the job My first job seems most daunting which is slotting in 2 x 5.7mtr RSJs gable to gable. Then fix the floor joists across, they will be appx 14ft (4.2mtrs). after reading some of the above posts im sure i will need a crane and some extra hands. As I am costing it up I would like to know at 5.7 mtrs what size RSJs I would need. The conversion will be a bedroom so they are only supporting the floor, joists and bedroom furniture. If anyone can help it would be appreciated. Thks rob | ||
| Temp
Gold Level Contributor Username: Temp Post Number: 1070 Registered: 04-2008 |
Did you check the other Building Control issues? eg possible need to change doors and stairway on the ground floor.. http://www.planningportal.gov.uk/england/genpub/en/1115315235162.html http://www.planningportal.gov.uk/england/genpub/en/1115315235212.html | ||
| Agb657
Gold Level Contributor Username: Agb657 Post Number: 1309 Registered: 11-2007 |
good stuff Agbagb but i bet you wouldnt do someone elses for £6167.lol robzxr as you are already talking about steels i take you have your plans drawn up,but then you ask what size RSJs which makes me think you havnt and how do you know you need beams? sorry but really get someone in an architect/plan drawer and get some building regs. in my humble opinion www.abcdesign-build.com | ||
| Agbagb
New Member Username: Agbagb Post Number: 6 Registered: 09-2008 |
Agb657, You're right I wouldn't, I'll have to write myself a cheque for labour 20K should cover it (stairs not included). The £6167 is materials, essential proffesionals and BC. Cheers  Robzxr, I'd suggest you can, if you're brave enough, design and draw it up yoursef. You can get hold of all regs off the web and seek advice from your local building control. I looked at skilling myself up to do the structural calcs but I chose in the end to go to a proffessional (for my loft £264). A structural engineer could advise on the best solution for your rough design. Steels (now called UB's)can be cut then jointed in situ to make installation easier, there's many ways to skin this cat. I think its advice worth paying for. | ||
| Robzxr
New Member Username: Robzxr Post Number: 2 Registered: 10-2008 |
Ok thanks for the advise, I have spoken to a family friend who is an architect / structual engineer!!! Result !!!! He is coming to have a gander this weekend. I got the advise from a builder regarding the steels but if the architect says sectional is ok and its not to expensive that may be the way to go. It has also been interesting to see the costing on AGBAGBs earlier post, this is really helpfull. No doubt i will have a load more questions in the future so thanks for your comments on this one. Cheers Rob | ||
| Agbagb
New Member Username: Agbagb Post Number: 16 Registered: 09-2008 |
Add another £195 to my materials costing. I've ordered stair spindles, done on a copy lathe to match my existing staircase. Progress on my blog http://roomuptop.blogspot.com/ My extreme DIY loft conversion blog http://roomuptop.blogspot.com/ My extreme DIY Box sliding sash window blog http://slidingsash.blogspot.com/ | ||
| Sam_braidley
New Member Username: Sam_braidley Post Number: 1 Registered: 01-2010 |
Depends on what sort of conversion you are doing, if creating abedroom then you need to compare the prices between yours and one with an extra bedroom in a similar area.If just an office type space with no fixed staircase then thats a different matter altogether. Sounds like a very basic conversion for 4-6k. I am guessing 6k gets you a loft room. If you want to know how much a loft conversion will add to your home, you could to contact a few local agents to ask what they think as I think it will be somewhat dependent on where you live. I would then get some more quotes and make sure you're getting a quote on a conversion that would meet regulations. ________________ Hometech are specialists in a range of Attic Conversions Services. http://www.techstore.ie/hometech/Attic-Conversions.html | ||
| Caliwag
Gold Level Contributor Username: Caliwag Post Number: 1484 Registered: 12-2005 |
Just be aware that an office in the attic would be considered as a habitable room for building regs purposes, thus demanding all the appropriate stair details, headroom, ventilation, insulation, fire issues etc. Can be done on building notice by someone that knows the ropes, but still needs to be signed off by the BCO. If you don't sort that, when you come to sell, a diligent solicitor could point out to potential buyers that the attic doesn't comply. Some people might not care, but it seems to me that you should get that right from the outset. Fire is rare, probably thanks to the regs, but just the other day five terraced houses were gutted after a local fire in a kitchen! (North Lincs) | ||
| Caliwag
Gold Level Contributor Username: Caliwag Post Number: 1485 Registered: 12-2005 |
That's a general comment as Sam, you are replying to a query from over a year ago...still valid though. | ||
| Tommy_m
New Member Username: Tommy_m Post Number: 1 Registered: 01-2010 |
@Agbagb - good tips. I checked out the blog too, there's some useful stuff on there. Truss Loft have a useful feature on their website for calculating loft conversion cost: http://www.trussloft.co.uk/services/free-estimate/ It's a freebie as well. | ||
| Tommy_m
New Member Username: Tommy_m Post Number: 2 Registered: 01-2010 |
@Agbagb Truss Loft DIY loft conversions page http://www.trussloft.co.uk/services/diy-lofts/ - also has some pretty good info too |
