Complete Guide to Loft Conversions: Architect Tells All!
A dormer loft conversion. Image credit: Jen and Stu @bland.to.grand
So, you've just moved into your new home, and you're probably thinking about all the exciting renovation, refurbishment, and even extension work that lies ahead. I bet you've been considering a loft conversion, right? Well, let me tell you, it's a popular choice for a reason!
Now, I don't want to scare you, but many people who go through with a loft conversion encounter some problems and challenges along the way. You've probably heard some horror stories about budget problems, delays, and poor-quality finishes - I know I have!
And sometimes things get even worse. You might encounter water problems, structural damage, or even a builder who takes full payment and then disappears halfway through the job! It's no surprise that building and construction work can be littered with potential traps and pitfalls, but don't worry - I've got you covered.
I've put together the most definitive guide on loft conversions that covers everything you need to know. As an Architect, I'm going to share my knowledge and experience with you, so you can avoid making the same mistakes that many others have made.
Whether you're planning a loft conversion for your next project or want to learn more about the process, my guide has got you covered. Trust me, this read will give you all the tools you need to make your loft conversion a success!
Bedroom in a loft conversion. Image Credit: Reno club members jen and stu @bland.to.grand
What Is a Loft Conversion?
You can define a loft conversion as anything that affects the uppermost floor of your property, and it’s essentially when you transform an attic/loft into a workable space, like a bedroom or office.
Benefits Of a Loft Conversion
Loft conversions can open up a wealth of potential for a house. Including, but not limited to:
Additional space - Most lofts come with two or more rooms in the UK.
An easy way to create more room without moving house - it can be the difference between a ‘livable home’ and an otherwise ‘non-viable property’ for many families.
Can add value to your home.
You may not need planning permission to carry out the work.
Your Existing Loft
As with any renovation or extension work, it’s important to see what you have in order to determine what you can get. Loft spaces will vary in terms of shape, height and footprint. And some lofts are more suited to conversion work than others, and this can be obvious in some cases and not so obvious in others.
Typical Loft Types In the UK
Based on my experience, here are the most popular loft styles in the UK:
Dual-pitched roof lofts – these are common on attached houses, such as old Victorian houses or those in a row. They have a simple roof shape.
Hipped roof lofts - These are more common on detached houses and will often be more complex in shape. These present their own challenges and opportunities, which we will go over later.
Butterfly roofs - These are exclusive to certain types of townhouses, normally found in urban areas. These lofts usually have a complex structure, but they can give a house a very unique look.
One of the key deciding factors when it comes to getting a loft conversion is that you have to consider the head height you have available.
More often than not - you will want to aim for a head height of around 2.3m at the pitch of the roof (inside the loft). This will give you a suitable amount of area to work with inside the loft.
Bedroom with fitted storage in a loft conversion. Image Credit: Reno Club Members Jen and Stu @bland.to.grand
What To Do If Your Loft Is Too Small?
Now, many loft spaces in the UK are lower than 2.3m in head height. So don’t worry if you don’t have this much height available because there are still options and solutions you can try out, so you can make your loft as suitable as possible.
The most popular solution is to carry out a dormer loft conversion, as this will provide you with more head space. Or you could lift the roof entirely. In some cases, you may wish to do both in order to maximise the useable loft space you have available.
Just to prove that no loft is too small for a conversion, you should check out my small loft conversion ideas article. The examples in the article will show you that anything is possible, even with loft on the dainty side.
Design Considerations
Purpose of a loft conversion
There are four main types of loft conversions: dormer, mansard, hip to gable, and roof light loft conversions. The type of conversion you choose will depend on your budget, the type of property you have, and your space requirements.
Understanding your needs and goals is crucial when designing a loft conversion that meets your requirements. So start by considering how you want to use the space and then make a list of must-haves and nice-to-haves.
It's essential to make the most of the available space, particularly the lower-height areas that are towards the eaves of the roof. These can be fantastic areas for built-in storage. You also need to think about where the walls will be placed, where the staircase will go, and what furniture you’ll have in the loft space.
The right lighting can transform a loft conversion!
Room Layout and Design
Once you have identified your needs and goals for your loft conversion, it's time to consider the room’s layout and design. This will largely depend on the purpose of the conversion and how you intend to use the space.
Popular uses and styles include open-plan bedrooms with en-suite bathrooms, home offices, and in some cases, children’s playrooms and extra smaller bedrooms.
Consider where you will place your furniture and storage so that you can maximise the available ‘useful’ space in your loft conversion. You should also think about if you have enough height for a doorway and if you’ll be able to walk around without hitting your head!
Electric lighting and decor options should also be discussed. Recessed lighting is a great idea that’s worth thinking about as these lights don’t cause obstructions, and they can light the room very well.
Decor normally depends on your personal style, but the layout of the room and your furniture can also help you decide what decor works well.
Natural Light and Ventilation
Natural light and ventilation are essential factors to consider when designing a loft conversion, particularly if you are thinking of an ensuite and if you are looking to make the most of a view.
There are several types of windows and roof lights to choose from, each with their own advantages and disadvantages.
Velux windows and roof lights are the most popular options available as they can be installed on pitched roofs to provide natural light, ensure good ventilation, and can help lofts to feel much bigger.
Windows and Juliet balconies inside a dormer extension are also a common option. But whether you can get one depends on whether or not you can commit to this extra work. You will, however, have a picturesque framed view of the great outdoors if you go through with this option.
It's also worth noting the importance of choosing the right type of glazing and U-values that meet typical requirements. In this case, these windows will be at least double-glazed, as they offer better thermal insulation and help to reduce heat loss. (Low-emissivity glass can also help to reduce energy consumption and costs).
Ventilation is another important factor to consider. Building regulations state that you must have adequate ventilation in your loft conversion so you can prevent condensation and ensure good air quality throughout, particularly in bathrooms. There are several options for achieving this, such as trickle vents, extractor fans, and mechanical ventilation systems.
A staircase up to a new loft conversion. image credit: reno club members jen and stu @bland.to.grand
Insulation and Energy Efficiency
Insulation and energy efficiency are key considerations when designing a loft conversion. Proper insulation can help to reduce heat loss and energy consumption, and can also improve the overall thermal performance of your home.
There are several types of insulation products that are suitable for loft conversions, these are typically mineral wool, rigid foam, and foil insulation. The choice of insulation material will largely depend on the type of roof, the desired U-values, and, most importantly, the available space.
It isn’t necessary for you to calculate U-values and thermal performance in your home, but it is important to know roughly what U-value you will need in the walls and roof.
U-values measure the rate of heat loss through a building element, such as a roof or wall. When considering different insulation, note that the lower the U-value, the better the insulation performance.
Many insulation providers will have standard details and U-value calculators on their websites if you wish to explore this in more detail. In addition, they can also provide direct advice if you are able to contact them.
You can reduce your energy consumption and costs through a number of means, such as energy-efficient appliances and lighting, installing smart heating controls, and ensuring that the loft conversion is properly insulated and ventilated.
Access and Storage
The make-or-break for almost all loft conversions is the position and run of the staircase. The stairs need to go from the floor below and all the way up into the loft. But you’ve got to maintain at least 1.9m in head height throughout this process. It’s essential that you get this right!
You will need to consider the type of loft access and staircase that is best suited to your space - winders can be used if you are limited on landing space. In very select cases, you may even find a spiral staircase!
It normally makes sense to put your storage in any areas that have 1.5m or less in head height unless there is a specific reason not to. Keep in mind that you won’t have lots of room that is above 1.5m in height, so make the most of it.
Permission Considerations
Permitted Development Rights
When planning your loft conversion, it's important to understand what you're allowed to do under the Permitted Development Rights (PDR) rules vs. planning permission.
Under the PDR, you can carry out certain types of work on your home without the need for planning permission. This includes loft conversions that meet a certain criteria, such as not extending the roof beyond the existing slope of the roof, not exceeding a certain volume, and not being located on designated land or within a conservation area. This means dormer roofs will normally qualify for PDR.
However, even if your loft conversion falls under PDR, there may still be limits and conditions that need to be met, such as the amount of roof space that can be converted and the materials used.
It’s worth getting approval from your local planning authority before starting any work just to make sure everything is above board.
a brand new bathroom in a loft conversion. Image Credit: Reno club members jen and stu @bland.to.grand
Planning Permission
If your loft conversion does not fall under the PDR or if you want to extend the roof beyond the existing slope, you will need to apply for planning permission.
The planning permission process involves submitting detailed plans and specifications of the proposed work to your local council. They then make a decision, and this typically takes up to six weeks.
It's important to note that planning permission is not always granted, and you may need to make amendments to your plans or seek further advice from your local planning authority. If your application is refused, you have the right to appeal the decision.
It’s possible to conduct this process yourself. However, it’s normally better if you call a professional for help, even if you’re looking to be as hands-on as possible.
If you’d like a little more information regarding loft conversion planning permission, check out my loft conversion planning permission guide.
Conservation Areas and Listed Buildings
If your property is located in a conservation area or is a listed building, it’s unlikely to have a PDR. In addition, there may be additional planning and heritage requirements that need to be met before you start a loft conversion.
You will likely need to use certain materials or styles that are in keeping with the local area and - in the case of a listed building - seek Listed Building Consent before carrying out any work.
It's important to consult with your local planning authority and heritage professionals in these cases to ensure that your loft conversion meets these requirements, particularly with a listed building. Councils will normally insist a heritage statement is submitted by a competent professional as a requirement for listed building consent.
Party Wall Agreements
If you share a wall with a neighbour, you may need to obtain a Party Wall Agreement before carrying out any loft conversion work. This agreement sets out the rights and responsibilities of both parties and provides a framework for resolving any disputes that may arise during the construction process.
There are different types of Party Wall Agreements, so it's important to seek professional advice to ensure that you choose the right one for your situation. You can find further details and examples on the Gov.uk website, however, if you are still unsure, you should contact a professional.
fitted wardrobes in a loft conversion. Image credit: reno club members jen and stu @bland.to.grand
Building Standards and Rules
Building Regulations
In addition to planning permission, your loft conversion will also need to comply with Building Regulations. The regulations cover everything from fire safety to insulation and ventilation, and ensure that the project is completed to a high standard. Failure to meet the regulations can result in costly repairs and legal issues, so it's crucial to get the necessary approvals.
Normally a specific set of Building Regulations will apply to your loft conversion, such as those related to fire safety, insulation, and structural stability but be prepared for other sections to be relevant as well.
You will need to appoint a qualified Building Control Inspector to ensure that your loft conversion meets these requirements. And these inspectors will visit and confirm that the loft is being built correctly during the construction phase.
Some building regulations will be more critical than others, and I’ve listed the most important ones below:
Structure
As mentioned previously, the type of roof structure and height of your existing loft will determine the type of conversion you can have. But the condition of this structure is also important. It’s likely that your roof structure will require reinforcement - and in the case of dormers - additional structural framing.
Historically - it has been possible to satisfy Part-A requirements using TRADA’s Span table documents (these give you maximum spans for different types of wooden joists and the rules by which these are acceptable). However, this is at the discretion of the Building Control Inspector.
It’s recommended that you consult with a structural engineer at this stage.
Wall Types
Any existing load-bearing walls in your loft will also need to be assessed to determine their capacity to support the new conversion. These will typically be external walls in a loft but can also form chimney breasts and masonry walls as well.
If there is a lack of existing structure to work from, steel beams or other supports may need to be installed to ensure the structural integrity of the building. This can be minimised by the use of new load-bearing walls in the loft, something that isn’t commonly required.
Regardless it's important to seek the advice of a qualified structural engineer to determine the best approach for your loft conversion.
Other partition walls should make sure to comply with acoustic requirements in order to limit the passage of sound.
Staircase Design
As mentioned previously, the staircase is an essential component of any loft conversion and must comply with building regulations. The design of the staircase will depend on the available space and the location of the existing access point.
You will need to consider if the stairs will fit while still abiding by the building rules.
Fire Safety Regulations
Loft conversions must comply with fire safety regulations to ensure the safety of the occupants. This includes the installation of fire doors and smoke alarms, and the provision of a safe means of escape in the event of a fire.
It’s important to ensure that means of escape - typically with the use of an enclosed stair core - is provided in your property. If the staircase is open and above two storeys, you may be required to install an expensive sprinkler system, and perhaps more, in order to meet regulations.
You’ve got to make every penny count! so keep an eye on the cash!
Cost Considerations
Budgeting For a Loft Conversion
Before embarking on a loft conversion, it's important to understand the costs involved.
The cost of a loft conversion can vary greatly depending on the size, the type and complexity of the conversion, and the materials used.
According to the Royal Institution of Chartered Surveyors (RICS), a basic loft conversion typically costs around £1,000 to £1,500 per square metre, while more complex loft conversions, such as dormer loft conversions, cost between £1,200 and £2,000 per square metre.
To create a realistic budget, you'll need to consider the costs of materials, labour, and any additional expenses, such as professional and application fees.
Once you have these, factor in a contingency for an additional 10-20% of your budget in order to help you handle unexpected expenses that may arise during the project.
For a full breakdown of Loft Conversion costs, take a look at my in-depth loft conversion cost guide.
Financing Options
While we are not able to provide financial advice, we recognise that loft conversions can be expensive, and it's not always possible to pay for the project upfront.
So thoroughly research what financing options are available, assess your eligibility (and requirements) for each, and consider the pros and cons of every option.
Value Added to the Property
Loft conversions will add significant value to your property, with bedrooms likely adding the most to the total valuation. If you are not looking to make the property your forever home, it may be better to assess the value added by a loft conversion and compare it with the overall cost of the project.
To increase your property value, large bedrooms, en-suite bathrooms and additional windows should be a top priority. These features can add to the overall appeal and functionality of the space, making it more attractive to potential buyers.
Always choose the best team to work with and the project will be a doddle!
Finding the Right Contractor
Researching and Selecting a Contractor
Finding the right contractor for your loft conversion is essential. Researching and comparing multiple contractors before making a final decision can reduce the chance of you being paired with unreliable builders and can improve the project’s quality as a whole.
There are a few ways to look for builders, but often recommendations from family, friends or neighbours can be a very useful option to try given that builders aren’t always active online or via other advertised means (and the ones that are can take advantage of their additional exposure).
That being said, you can search online for local contractors and check their reviews and ratings on many ‘Find-a-Trade’ sites, given their growing popularity.
Once you've shortlisted potential contractors, request and compare quotes to ensure they align with your budget. It's important to choose a contractor based on their reputation and experience, not solely on the price.
A reputable contractor will have a portfolio of previous work, which you can use to assess their skills and expertise.
Checking Credentials and References
Verifying a contractor's credentials and references is crucial, and it’s one way you can make sure that they are qualified and trustworthy.
You should verify that the contractor has the necessary licences and insurance required for your project. Additionally, checking references and previous work can provide insight into the contractor's communication skills, work quality, and reliability.
It's essential to be on the lookout for red flags and scams. For instance, a contractor who demands full payment upfront should be questioned and steered clear of.
It’s still common for builders to be wary or to refuse to sign industry-standard written contracts, such as Joint Contracts Tribunal (JCT) contracts. In these cases, they should at least provide a suitable alternative form from a trusted body within the construction industry, such as the Federation of Master Builders.
Written Contracts and Agreements
A written contract or agreement with your contractor is essential for protecting your AND the builder’s interests, and ensuring your loft conversion project runs smoothly.
The contract should include key terms and conditions, such as the project timeline, payment schedule, contract documents (normally the design drawings), what to do in the event of a change to the design, rectification periods, health and safety measures, and dispute resolution procedures - just to name a few.
Before signing the contract, it's important to review it thoroughly and compare it to industry standard contracts. Be sure to query and negotiate any terms that may not align with typical agreements in order to be clear about what they mean.
A large bedroom in a loft conversion. Image Credit: Reno club members jen and stu @bland.to.grand
Step-by-Step Guide to Loft Conversions
Step 1: Initial Consultation
The first step in any loft conversion project is to have an initial consultation with a professional, ideally an Architect or a builder. These conversations can help you hone in on your vision for the space and your budget. It's important to prepare for the consultation by creating a rough idea of what you want to achieve.
A good professional should ask you important questions to help define what your project is. These are normally your goals for the space, any style and design preferences, and your budget. This is also a good time for you to ask questions, such as what issues you should look out for.
If you’re interested in appointing the professional, be sure to ask about their experience, their approach to the project, and their availability.
Step 2: Site Survey
A site survey - particularly of the loft height - will assess the feasibility of the project. The survey will determine the structural integrity of the building and the potential for the space to be converted into a loft.
During the site survey, the surveyor will take measurements, assess the condition of the building, and evaluate any potential structural issues that may need to be addressed, if they are qualified to do so. They will also take into account the position and type of roof, access points, and the possibility of installing stairs.
Step 3: Design and Planning
Once the site survey is complete, you should have drawings ready in order to create a detailed design for the loft conversion. This will include architectural drawings, specifications, and material selections. Design discussions will be based on these documents, as well as a planning application.
Later drafts of the design drawings are developed in order to provide the details needed for building regulations approval and as the basis for the builder to start work on the conversion.
If you're still not sure what your final loft conversion should look like, check out these stunning loft conversion examples for inspiration.
Step 4: Structural and Building Work
Once you have the necessary approvals in place, you should be ready to start the project. This normally begins with the primary structural building work, which involves the installation of any necessary steel beams, columns, and timber frames. This is a critical stage of the process, as it ensures the safety and stability of the loft conversion.
The structural work will involve creating the frame for the new space and adding any necessary reinforcements to the existing structure.
Once the structural work is complete, your contractor will proceed with the cladding and weatherproofing, including the installation of the floor boards, walls, and roof makeup.
Step 5: Installation of Windows and Staircase
The next step is to install any new windows and the staircase leading up to the loft conversion. The staircase is a crucial element in the loft conversion, and it's essential to get it right in the layout and design phase.
Make sure that your contractor has experience in installing staircases, as the size of the steps have to meet safety and building regulations.
Installation of windows, roof lights and other glazed items should also happen at this stage. So, by the end of this stage, your loft conversion should be pretty weathertight.
Glazed items can often have lengthy lead times, so be sure to order them well in advance!
Step 6: First-Fix Electrics and Plumbing
Once the structural work is done, the next step is to install the first-fix electrics and plumbing. This involves laying out the wiring and plumbing routes so they are hidden behind the walls and will not be visible in the finished room.
Your contractor will need to work closely with an electrician and a plumber to ensure that all the necessary wiring and plumbing are installed correctly. This work will typically involve installing new electrical sockets, lighting, and possibly new radiators or other plumbing fixtures.
This work will typically need to be completed before the insulation and finishing work can begin, so it's essential to get it done as soon as possible. Make sure that you have clear timelines and milestones for this work to ensure that everything stays on schedule.
Step 7: Insulation and Finishing Work
With the windows and staircase in place, the next step is to add insulation and move towards the finishing work.
The insulation is a crucial element in the loft conversion, helping to regulate the temperature, reduce noise, and save on energy bills.
Your architect will typically specify the right insulation materials for your loft conversion, taking into account factors such as your budget, the size of the room, building regulations, and any additional energy efficiency goals you may have.
The finishing work will involve adding the final touches to the room, such as plastering, painting, and adding any built-in storage and other fixtures. Make sure that you work closely with your contractor to choose the right finishing materials and techniques for your loft conversion.
Step 8: Final Inspection and Certification
The final step is to complete a final inspection and obtain the necessary certification from Building Control. Your contractor will need to ensure that the work has been completed to the required standards during the building inspector’s visits and that all the necessary safety features are in place.
The certification will provide evidence that the work has been completed to the required standards and will be essential if you ever decide to insure or sell your property in the future.
Neil and fi keep an eye on their plans as they enter into the next phase of their development!
Frequently Asked Questions
Can I convert my loft without planning permission?
As seen above, a loft conversion can be carried out without the need for planning permission under Permitted Development rules. However, there are certain limits and conditions that must be met, such as the size and shape of the roof space, the height of the roof, and the materials used. It’s always best to consult with your local authority and a professional to check if your loft conversion falls within the Permitted Development rules.
How long does a loft conversion take?
The duration of a loft conversion can vary depending on several factors, including the type and size of the loft conversion, the complexity of the design, the site conditions and any unforeseen issues that may arise during the construction process. On average, a basic loft conversion can take anywhere from 8-16 weeks to complete, while a more complex conversion can take up to 16 weeks or more.
Will a loft conversion add value to my property?
Yes, a loft conversion can add significant value to your property, typically ranging from 10-20%, depending on the size and quality of the conversion. However, the value added will depend on several factors, such as the type of conversion, the location of the property, the rooms that are provided, and the quality of the workmanship. It’s always a good idea to consult with a local estate agent or property expert to assess the potential value added by a loft conversion in your area.
How much does a loft conversion cost on average?
The cost of a loft conversion depends on the size, location and finish. However, on average, a basic loft conversion can cost anywhere from £20,000 to £30,000, while a more complex conversion, such as a dormer loft, can cost upwards of £50,000 or more.
What is the difference between a dormer and a Velux loft conversion?
A dormer loft conversion involves creating a structural extension and box frame to the roof, which provides additional headroom and floor space. Dormers typically have a flat roof and have one or more windows that allow natural light into the space. On the other hand, a Velux loft conversion involves installing roof windows into the existing roof structure to allow natural light in and to create additional headroom. Velux conversions are typically simpler and cost less when compared to dormer conversions.
Do I need to inform my neighbours before converting my loft?
If your loft conversion falls within the Permitted Development rules, you do not need to notify your neighbours. However, if your conversion requires planning permission, your local authority will likely tell you to serve notice to your neighbours, and they may have the right to object to your plans. In some cases, you will need to serve a Party Wall notice to your neighbours.
Conclusion
A loft conversion is an excellent way to add more living space and increase the value of your property. However, it’s essential to consider various factors, such as feasibility, cost, and appointing the right professionals to ensure the process is a success. The step-by-step guide outlined is a fantastic way to give context regarding what happens and why, from the initial consultation to the final inspection and certification.
Overall, loft conversions are a great investment in your property and your future if done correctly. However, it’s crucial to do proper research, become as informed as possible, and to seek advice from experts before embarking on the journey.
If you are considering a loft conversion and need more guidance, Fifi McGee’s course can be an excellent resource to help you design and plan your loft conversion. See below and take the first step towards your dream loft conversion.
How will you dress your loft conversion? Why not add a touch of greenery to it!
Are You Planning a Loft Conversion? Don't Make the Same Costly Mistakes We Did!
Loft conversions can be a homeowner's dream come true, but they can also quickly turn into a nightmare. From hidden structural issues to spiralling costs, you could end up with a project that leaves you feeling overwhelmed and regretful.
We should know because we’ve been there - the constant worry about your budget, the sleepless nights over unexpected obstacles, and the frustration of feeling like you've lost control. It's a painful experience you want to avoid at all costs.
That’s why we’ve created our Free Survivor’s Guide to Renovating email series - the ultimate resource to help you navigate the complex world of loft conversions quickly, confidently, and with ease.
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Don't let your loft conversion become a disaster. Sign up for our Free Survivor’s Guide to Renovating email series now and make your dream space a reality without the headache. Click the link below to get started!
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