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Loft Conversion

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On 14 Apr 2016 at 1:11pm Lofty Watt? wrote:
Has anyone around the Landport area (or similar 1950/60's ex-council house) done a loft conversion?
It's an idea we're toying with at the moment and I wondered how much structural work was involved, whether the existing beams can be reinforced or whether it will require steel beams?
Will obviously get a structural engineer out but if other have had a similar experience it would be good to hear your thoughts (whether it's worth the effort).
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On 14 Apr 2016 at 2:06pm Generally speaking wrote:
A 50/60's house will have a cut and pitched roof so it's fairly straightforward- whether steels or wooden beams are needed there isn't much difference in the cost. It's the stairs, and changing doors to fire resistant, that add to the cost. A hipped roof will cost more and have less space than a gable end roof. At the end of the day it depends on the use you'll get from the extra room vs. the extra you may be able to sell the house for
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On 14 Apr 2016 at 2:40pm Lofty Watt wrote:
I've actually gone quite far through quote process with a loft company, but there is only one approach they consider (steel beams).
Due to the cost (43k) versus increase in property price (roughly 50k) we are now thinking about a different approach. No dormer, non habitable rooms up there (walk in wardrobe and ensuite), Spiral staircase in main bedroom). Full LABC but as non habitable rooms shouldn't require fire doors, linked alarms etc (although will do linked alarms anyway). Literally planning on floor (wood as I can't DIY steel), insulation and plaster boarding with Velux windows to form two small rooms up there (wardrobe and ensuite).
I know it's all guess work until the calculations are done, but just wondered if anyone has ever spoken to a structural engineer about these roof types before I spend 1k on calculations.
Sounds like it might be plausible from your reply, so I guess get the engineer in is next!
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On 14 Apr 2016 at 5:01pm Annette Curtin-Twitcher wrote:
We have the bog standard Nevill semi with a hipped roof. My brother in law reckoned he would charge about 45-50k to do a "proper" loft conversion and put in a gable end and a dormer.
I'd pick the brains of a couple of local agents before you commit any money. An en suite that's up a spiral staircase (a lot of people aren't keen on spiral staircases) might not be everyone's cup of tea, and if so, the added value will not be as great.
I think that to spend that much and not actually give yourself an extra room might not be your best bet in terms of the return on the money invested. Of course, that doesn't matter if your only concern is giving yourself a second bathroom and more storage space.
Having said that, it might be possible to find space on the ground floor for a second shower room, and it would be no further away than the one in the loft.
Have you thought about extending out the back? That would give you more living space as well as an extra room. The same brother-in-law has quoted us 70k to stick a 20' x 9' two storey extension on the side, refit our kitchen and replace all the windows. The extension would give us 2 extra bedrooms, a huge utility, bigger hall and a ground floor shower room, and put approx 120k on the price, so well worth doing.
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On 14 Apr 2016 at 11:22pm edtheplumber wrote:
I do a bit of contracting and steels are now always required. (on all the ones I have seen.) So, minimum of 35k.
I would get plans and contact Lewes builders for quotes.
If you plan to live in the house for 10 yrs, - do it. If you are trying to make money on a Landport house you may lose money or break even.
Basically, design a house for yourselves; if it works for you it will work for someone else. And you will have a home you enjoy. don't spend thousands doing on-suites and underfloor heating
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On 15 Apr 2016 at 8:58am Lofty Watt wrote:
Excellent advise Annette, luckily we already have a gable end, so minimal roof work would be needed (with luck).
We're looking at rear extension too (that was original preferred choice), but due to the location of a wall we'll only be about to go back around 2.2 metres, so either need to remodel the back garden or live with a smaller extension, we were hoping to do loft conversion structural work for around 25k, but with steels that won't happen.
More than anything I was after the opinion of someone who had done it before (before spending 1k on the plans), to see if it's worth the hassle.
I think we have that
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On 15 Apr 2016 at 5:03pm Ollie wrote:
I converted our loft in landport, if you would like to come and have a look let me know
 
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On 15 Apr 2016 at 6:22pm Planner wrote:
And don't forget that if you're planning a dormer we're in the National Park so what would previously have been allowed under permitted development may well now be rejected.


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