LOFT CONVERSIONS IN GOLBORNE

The Government relaxed some forms of planning permission alongside Permitted Development in the Town and Country Planning Act of 1948. Permitted Development Rights mean that you can extend your home up to a certain percentage (see below) without full planning permission, however you must follow the many rules.

In 2008 Permitted Development rights were reviewed in an attempt to stimulate growth in the building sector, Permitted Development rules were ‘relaxed’ supposedly for only a few years. The level of work you can undertake within your Permitted Development rights depends on a variety of factors including your location and the extent of work you have already carried out. It is not just regulations that were relaxed for a loft conversion but other building works.

Permitted Development rules for a loft conversion in any roof space created must not exceed these volume allowances of 50m³ (cubic meters) for detached and semi-detached houses & 40m³  (cubic meters) for terraced houses.

Loft extensions are NOT under P.D for houses on designated land.

No part of the extension is to be higher than the highest part of the existing roof.

Any side-facing windows must be obscure glazed and non-opening unless the parts which can be opened are more than 1.7 meters above the floor of the room in which it is installed.

An extension beyond the plane of the existing roof slope of the principal elevation that fronts a highway is NOT a P.D.

Loft conversion dormer’s apart from hip to gable ones are to be set back, as far as is practicable, at least 20cms from the eaves. The 20cm distance is measured along the roof plane. The roof enlargement cannot overhang the outer face of the wall of the original house.

Verandas, balconies or raised platforms are NOT a Permitted Development.

Materials should be similar in appearance to the existing house

Bats are a protected species you can NOT undertake any conversion if Bats are present.

Building Regulations must be adhered to on every loft conversion even with P.D.

You have no P.D. rights if your dwelling is categorized as a listed building.

No P.D. in designated areas, i.e. Conservation Area or an area of Outstanding Natural Beauty, etc.

HERE ARE SOME LOOPHOLES UNDER PERMITTED DEVELOPMENT.

Your bespoke loft staircase is probably one of the most critical parts of your loft conversion, a badly designed staircase or in the wrong place/position can have a damaging effect, not only to your loft conversion but to your home. The loft staircase gives people the first impression so it is important to have it looking like it has always been part of your home, and not squeezed in at a later date.

There are many designs when it comes to your staircase, for example, would you like it to start with a Curtail tread or a bullnose, would you like the first two treads starting before a newel is fixed, etc.

Regulations state a minimum height requirement when you step off the last tread is to have 2 meter headroom clearance, in special circumstances, this can be reduced to 1.9 meters at the centre as long as the side (String) of the stairs is no lower than 1.8 meters.

Your new staircase for your loft conversion should have a maximum rise (height) of 220mm and a minimum going (tread depth) of 220mm, stairs should have a maximum pitch of no more than 42°, yet there is no regulation to the width of a staircase. Handrails should be at least to one side of the staircase, both sides if the stairs are over a meter wide, handrails on the stairs or any balustrade should be set at least 900mm height, no openings (between spindles) in the rake or balustrade should allow a gap of no more than 100mm.

MEANS OF ESCAPE FROM A GOLBORNE LOFT CONVERSION:

A house that is extended or altered to add a third storey has to comply with stringent emergency escape provisions. The conversion of a roof space that provides one or more new habitable rooms at second floor level should include the following provisions:

1. The existing stairway/stairwell at the ground and first floor levels should be enclosed and the stairway should open directly to a final exit, or to space which provides two escape routes, each to a final exit, and separated from each other.
2. The new stairway must comply with the requirements of the regulations. A new staircase within an existing stairway enclosure should be separated from any new rooms and should be separated from that room and the rest of the house by fire-resisting construction.
3. Escape routes over balconies or flat roofs (of fire-resisting construction) will require to be protected by guardrails in accordance with the Regulations.
4. The installation of hard wired and battery back up smoke alarms in all habitable rooms off the escape route is mandatory unless you have an open plan staircase a sprinkler system will have to be introduced.

ACCESS TO AND FROM YOUR LOFT CONVERSION:

The pitch of any stair leading to a room within the loft must confirm with Building Requirements, they must also conform to requirements of escape, and require some form of fire protection.

Adding a loft conversion to a two storey building effectively increases it to three storeys with consequently increased requirements, there is no restriction on the type of staircase, which may be a straight flight, a winding staircase, a quarter landing or a half landing. Loft ladders are NOT to be used to provide access to any new room in the roof other than for storage.

In instances where there is insufficient headroom at the top of a staircase, a Velux roof window can provide additional height as well as light and ventilation. An alternative means of achieving the required head height is to create a dropped landing. This also creates an interesting design feature.

GETTING THE BEST POSSIBLE VIEWS FROM YOUR LOFT CONVERSION:

Roof windows are a major consideration when planning a loft conversion, not only for building control but because your window positioning will be fundamental if you want to make the most of your views. The most common windows to install are Velux roof windows. These particular windows follow the pitch of the roof and depending on which model can open inwards or outwards either one brings beautiful natural light into the room. A roof window should be introduced whenever possible over the new staircase this not only allows light on the new staircase but on the existing landing below.

Dormer Windows are vertical rather than sloping and are built into usually a rear dormer, most dormer loft conversions carried out now have full-height windows from floor to ceiling, this allows an incredible amount of light into the loft conversion and for a fabulous panorama.

WHY CONVERT YOUR ATTIC:                     

You may like to create your own little haven of tranquillity or simply get the kids out of the way, whatever your needs, a loft conversion may be your solution. With increasing house prices and with the steep cost of moving, is a great idea to convert your attic space, more and more people are starting to adapt their homes and convert their lofts as an alternative to moving.

It is not just space that loft conversions can add to your property, but a well-converted loft can add over 20% to your home, whether you convert your loft into a workspace, games rooms, a bedroom or a living room it will all help increase the value of your property. Homeowners are also increasingly using their loft as lodger room, so you can actually make money off your loft conversion.

FIRE SAFETY IN A LOFT CONVERSION:

When a loft conversion is undertaken provisions for an escape must be considered throughout the full extent of the escape route. This means that additional fire protection will be necessary to the existing parts of the house. For example, a typical loft conversion to a two-storey house will result in the need to provide FD20 fire resisting doors or equivalent, and some circumstances stud partitions will have to be introduced to protect the stairway.

Fire safety is a big issue and more complicated when your loft conversion transforms a two-storey house into a three-story home, fire escape windows that are over 4.5m from ground level are not viable, so Building Regulations require a protected stair enclosure that leads down to the final exterior door. If your staircase to the new loft room rises from an existing room, (i.e. bedroom) rather than a hallway, there will not be a requirement from building control to have a door on the new floor level meaning the loft conversion would be open plan, the door still must be equivalent to an FD20 or greater. FD20 doors are not required in bathrooms etc. Each habitable room and landings from the escape route require a smoke detection circuit that are all interlinked so that all smoke and heat alarms sound off when one is activated, these have to be mains powered with battery back up in case of a power cut. If you have an open plan staircase leading from your lounge, for example, a sprinkler system can be introduced helping to distinguish a fire.

From your initial contact, we will arrange a convenient time to suit you to visit your home and discuss your requirements, each loft conversion is designed to your own individual specification to gain maximum comfortable & versatile living. The main loft conversions are a Velux / Rooflight Conversion, Hip to Gable Conversions and of course the most popular to gain the maximum floor area the Rear Dormer Conversion. All flat roof dormer roofs are covered in a seamless rubber membrane unless a Cat Slide roof is introduced.

Following our visit, we will prepare you a written and fixed price proposal on your loft conversion, if Rafter Loft Conversions are your perfect partners a time & date will be arranged for our architect to visit your home to undertake a structural survey in order to prepare your plans for approval after you have approved the plans we will submit them to building control along with structural calculations to get full approval.

On the mutual convenient date to start work, the bulk of the materials will be delivered on the first morning. Once the steels and primary beams are in place the construction of the floor can commence, whilst at this stage, your floor to floor is determined, then and only then your bespoke staircase will be ordered to match the new floor to floor height. The next stage is to upgrade your roof structure and fit if any Velux roof windows, following the installation of the windows the insulation is then introduced to make the new room conform with the latest regulations.

Now we’re ready to build the new internal walls and divide the loft into rooms you require, once completed the stairwell aperture will be carefully cut out, then your bespoke staircase will then be fitted to access your new loft room/s. After installing the staircase there are a few days to finish the joinery work ready for the plasterers. Our time served plasterers will commence work when all joinery has been completed.

Regulations state there is a specific requirement that glazed areas must be equivalent to a proportion of the floor, any habitable room should have a source of daylight and a view out. Good practice would suggest a minimum glazed area equivalent to 1/20 of the floor area for this purpose.

Roof windows can provide these facilities and dormer windows the general appearance of a roof should not be affected by the conversion of the roof space, even if the height and shape have not been affected.

If a roof overlooks a ‘public highway’, or any projection above an existing roof plane it will require planning approval. Roof windows parallel to the slope of the roof do not require planning approval as they do not project significantly and will, therefore, have a limited effect on the appearance of the roof. In a particularly critical environment, such as a conservation area, a recessed type of roof window can be used instead of a standard type.

Loft conversions in GOLBORNE are a cost-effective alternative to moving home. Rafter Loft Conversions offer you a project that is tailored to meet your individual needs and requirements so you can be confident that the finished loft space will be perfect for what you had in mind.

Whether you are looking to gain an additional bedroom, an office or even a home theatre, there properly isn’t a more experienced company to choose than Rafter Loft Conversions, we guarantee you will be fully satisfied with the finished results, no matter how big or small your requirements.

WHAT PLANNING LEGISLATION IS INVOLVED WITH A LOFT CONVERSION:

Building Regulations must be adhered to on every loft conversion as Building Regulations set standards for the design and construction of buildings, Order 2015: sets out classes of development for which planning permission is automatically given, this is only provided that no restrictive conditions are attached or the development is exempt from the permitted development rights.

Planning legislation allows accommodation to be extended into the roof space without planning permission, providing the extension is within the rules set out under the Town & Country Planning Legislation. Such alterations are made under what is known as permitted development rights. Alterations and inclusions are defined under Schedule 2 which is separated into two classes:

• Class A Part 1 Enlargements, improvements or alterations of dwellings generally.
• Class B Enlargement or conversion of a dwelling that involves addition or alteration to the roof.

The primary aims of planning control are to prevent excessive increases in the house volume and to prevent an increased height or substantial change of the shape of a roof that will affect the visual relationship of a building to its neighbours. However, planning permission is not required unless the roof volume is increased, in planning terms the ‘volume’ of a house includes the roof, whether occupied or not therefore merely converting the roof will not increase the existing volume. The advantage of using the space within the existing roof height and shape is that, in the majority of cases, planning approval will not be required for the conversion. However, if the roof conversion is part of a larger extension of the house, the total increased volume will have to comply with the statutory limits. Planning approval will always be required if there is a change of use of the building involved. Planning approval will also be required where rooflight windows project above the roof plane on the slope facing the highway.

Permitted development rights are restricted in conservation areas, and areas of outstanding natural beauty and on any listed building. Any alteration to a building, which affects its appearance in these circumstances, will always require planning permission for any alteration. Any work to a listed building, even if it does not alter the appearance will require listed building consent.

When a loft conversion on a building is planned, all building work must conform with the statutory requirements of the relevant national Building Regulations, when a property or building exceeds two floors there are more stringent requirements to be met. These cover the requirements, such as structural stability, thermal insulation, the fitness of materials, etc. They are supported by examples of the construction that are accepted as capable of meeting the requirements. Other methods may be acceptable, but compliance must be demonstrated to the satisfaction of the Building Control Surveyor. Building Control Surveyors often adopt a flexible approach to conversion because of the individual nature of the work, but they should be consulted at an early stage in the design.

APPLYING FOR PLANNING PERMISSION AND BUILDING CONTROL FOR A LOFT CONVERSION IN GOLBORNE:

If the proposed project requires planning consent, then an application has to be made to the local authority using relevant application forms. The application has to include details of the design showing how it affects the appearance of buildings concerned. There is a fee payable to the local authority who are required to notify the applicant of the decision of the planning committee with an agreed time scale. The application can be made by anyone involved in the project but is often made by the architect, surveyor or loft conversion specialist.

Building Regulation consent can be applied in one of two ways, either a Full Plans Application or by giving a Building Notice. A Full Plans Application is the most common route and involves sending in sets of plans showing all details and calculations subject to the Building Regulations. The local authority is required to give their decision within an agreed time scale. An inspection fee is payable to the Building Control Surveyor who will visit the loft conversion at key stages during construction to ensure that work complies with the regulations.

The alternative of giving a Building Notice costs the same but the total fee must be paid when the Building Notice is given. Full plans are not required but it is probable that the Building Control Surveyor will request a layout plan of the loft conversion with details of beam sizes etc and may request support structural calculations. The Building Notice must be issued before work commences and the onus is on whoever is carrying out the work to comply with the Building Regulations. The Building Control Surveyor will visit the site frequently to ensure that work complies with the Regulations.

Where a new bathroom is located in a loft conversion, provisions are required for the height and for hot and cold water supplies and drainage. Access must be made available for maintenance to any water tanks re-located into the void areas.

If pipe-runs from the hot water cylinder are long, and the appliances will only have occasional use, for example, a guest bathroom, the use of electric instantaneous water heaters to basins and showers might be considered as an alternative.

If you choose to have a bathroom in your loft conversion the position of the existing drainage will influence the location of sanitary fittings in that there is a maximum permitted length for unvented branch connections from baths and basins. If the lengths of branch pipes exceed these requirements they must be directly ventilated to the external air.

Alternatively, a ventilating pipe may terminate inside the building if fitted with an air admittance valve, an AAV installed internally are usually fitted within rooms or in the roof space, the great advantage of using an AAV is that they remove the need for holes through the roof or external walls, and reduce the amount of pipework required.

New structural members or alterations to existing structural members in order to convert an existing roof must be undertaken by a structural engineer, this is to ensure both the stability of the existing structure and the structural sufficiency of the new structure, formal calculations may be requested by Building Control in support of an application for approval.

SOUND INSULATION REQUIRED FOR A LOFT CONVERSION:

All walls separating dwellings must have adequate airborne sound insulation. Existing separating walls in roof spaces may not provide adequate resistance to airborne sound if the roof is converted into occupied space on one side of the separating wall. If an attic room abuts a separating wall, the wall must, therefore, be lined to provide equivalent sound insulation to the separating wall elsewhere in the building.

Gaps left in existing separating /party walls should be filled with bricks or blocks with a sand and cement mix. If a timber frame is used it should only be fixed to the floor and roof structure, any gaps between the framing and the floors and roofs sealed with acoustic sealant. Separate timber frames will reduce the roof space dimension between separating walls by approximately 90mm.

Plasterboard lining to a timber-framed separating wall will normally be adequate for fire resistance but additional plasterboard may be required to improve sound insulation. Mineral fibre/plasterboard laminates can be used to line timber frame and masonry separating walls to improve both sound insulation and fire resistance.

In residential dwelling houses, if a loft conversion is going to be constructed, construction should be designed in such a way that it provides reasonable resistance to sound from other parts of the same building and from adjoining neighbours.

VENTILATION OF NEW LOFT CONVERSION:

Windows to habitable rooms should be proportional to the floor area with background ventilation as required in all rooms. Bathrooms should be provided with an opening window, and a mechanical ventilation fan should also be provided which may be operated intermittently.

The introduction of a room into a previously open roof space will restrict the flow of natural ventilation through the roof intended to avoid condensation. The existing ventilation provision, if any, at the eaves may have to be increased to maintain a continuous airflow, a 50mm gap should be maintained on a flat roof dormer to provide a lateral flow of air.

Where accommodation occurs within a roof space. It is important to incorporate a vapour control layer on the warm side of the insulation for both walls and sloping ceilings.

Adequate room ventilation is required to prevent the build of water vapour within the rooms. Extract ventilation to bathrooms and kitchens and background ventilation to habitable rooms should provide sufficient ventilation for this purpose.

Any habitable accommodation inserted into the roof space will be above this insulation and has to be insulated in line with the requirements of the current National Regulations. This can be done by either insulating the whole roof pitch from the ridge to eaves or by insulation around the new accommodation only.

The first method is more complicated to do and will involve more insulation material, particularly in the apex of the roof.

The second method saves on the amount of insulation required, the walls and any part of the sloping ceiling and any horizontal ceiling over the habitable space will, in this case, need to be insulated.

Any gable wall in the roof accommodation will have to be insulated to conform with thermal requirements for external walls. This can be done by using plasterboard with insulation laminated to the back face or in timber-frame construction by inserting mineral wool insulation between the studs before lining them with a vapour control layer and plasterboard.

FIRE RESISTANCE IN A LOFT CONVERSION:

All loft conversions must conform with fire requirements in the National Regulations. This largely concerns the conversion of an upper floor ceiling to new floor construction, which must then achieve the fire resistance of an intermediate floor – normally 30 minutes.

The requirement for fire resistance includes any member supporting a floor, even if this extends beyond the actual floor area of the accommodation, I.e. between the outer wall of a loft space and the external wall at the eaves. (Note, if the roof accommodation will be of a different occupancy, such as a separate flat, to that on the floor below, it may be necessary to achieve full separating floor fire resistance, usually 60 minutes.)

If an existing floor supports a new staircase to habitable space in the roof, If an attic wall forms part of a separating wall, between properties, it must achieve the full fire resistance of a separating wall.

If the roof space incorporates a chimney or a flue any new construction must comply with the space separation requirements for combustible material. No combustible material other than a floor, skirting, picture rail, mantle-shelf or architrave should be closer than 200mm to a flue in a chimney or 40mm from the outer surface of a masonry chimney. Nails, screws or other metal fixing timber to a masonry chimney should be at least 50mm from the flue always remember to consider the position of the chimneys and ventilation stacks in relation to the position of windows.

SURFACE SPREAD OF FLAME:

Walls and ceilings to any new accommodation within the roof must comply with the appropriate spread of flame requirements. The plasterboard will meet the spread of flame requirements. Any surface that slopes at an angle of 70 degrees or more to the horizontal is deemed to be a wall.

Creating that much needed extra room in your home with a loft conversion means you are not taking a chunk out of your land mainly your garden, so it is ideal to move up, and not out. People like to stay in the same area even if moving so gaining the room in the home you already love is not only financially a great deal cheaper than moving especially with the stamp duty.

Creating a “granny flat” is another great reason people have a loft conversion undertaken in GOLBORNE, considering to have a parent go into a retirement home may not be the best option or even something that the family wants to do, so by creating a living space in the loft, you have the comfort of knowing they are close but are still able to carry on your life in separate rooms of the house. Building a loft conversion whether it’s a rooflight conversion or a dormer conversion it will also be a lot less expensive than paying for a retirement home.

While you are staying put if you do decide to convert your loft then when it comes to selling your home you will no doubt find that you have increased the value of your property.

There probably is no doubt Velux® windows are the world’s leading roof window manufacturer, there are two main types of roof windows, and numerous sizes to choose from, top hung & centre pivot windows come in three internal finishes, white painted, pine and polyurethane, polyurethane windows are ideal in humid rooms like bathrooms.

The top hung window is operated with a handle at the bottom of the frame for it to fully open outwards which are a perfect choice for loft conversions, this particular window is suitable for roof pitched between 15° and 55°.

The centre pivot roof window has a handle (bar) at the top of the window making them practical to have furniture underneath as the window swivels at the centre point, this particular window is suitable for roof pitches between 15° and 90°.

The Velux Integra® window is for pure comfort, Integra windows are remotely controlled so every window can be opened at the touch of a button, again these windows are suitable for pitches between 15° and 90°.

Velux Cabrio® balcony windows are the largest of windows and open in seconds, the innovative balcony design can add stunning views for any loft conversion, the suitable pitch is between 35° and 53°.

Each Velux® window has its own code, for example, a GGU SK06 (114cm x 118cm) is a centre pivot window in polyurethane, whilst the GPL SK06 is a top hung window in Pine, the same is with the window flashing kits which are required for each window, an EDW SK06 flashing is for tiles with a profile not exceeding 120mm, and an EDP flashing is for tiles with a maximum profile of 15mm, therefore it is imperative to choose the correct window and flashing kit for your home.

Having a loft conversion is generally to gain a much needed extra bedroom, and if you’re lucky enough to have the room, gaining an en-suite/bathroom, which of course brings you peace and quiet as you have the only room in the top of your home, or maybe just to get the kids out of the way. Of course, there are many reasons for a loft conversion in GOLBORNE, a popular choice today is to gain a study as a lot more people are working from home (which isn’t bad just walking upstairs to your office) but also craft room, cinema, playroom, living room or even a spare room for guests.

It’s not just the extra room that a loft conversion can make to your home in GOLBORNE, you also may get a great return on your investment, as a loft conversion can add over 20% to your home if designed and built correctly.

Your cold, dusty & empty loft may not look like much at the minute, however, with a bit of imagination and creative design you can turn the attic space into anything you desire, some clients have the image of being able to lie down and look up through their new Velux roof windows at the sky in an evening away from the noise from the rest of the house.

Installing a bathroom into the loft area can slightly be more demanding, as ideally, your new loft bathroom toilet requires to be located near or over your existing soil pipe to allow adequate fall for the waste etc, if the soil pipe is not accessible then you have to introduce a macerator which is used to move the waste to the main soil stack.(Plumbing waste is reliant on gravity and falls to move liquids from one point to another but there are situations when you can’t rely on gravity alone and need to pump these fluids in a particular direction. Macerators work by pumping waste solids into liquids by using a high-speed rotary blade which then pumps this waste into the drainage system. They are a great choice when wanting to create another bathroom and the existing soil pipe is not accessible. There is a wide range of macerators for sale with a choice of brands and power options available.)

If you are considering a music room you can also soundproof the new loft room with soundproof plasterboard and also introduce acoustic loft installation both in the floor and walls, which helps to the sound. Using your loft room to create a playroom is great for the kids but may also give you some peace. You may want an extra room for a hobby such as painting, craft or collecting trains, etc.

Well, the higher your roof the more spacious the room, houses built before the 1960s are suitable due to the way the roofs were constructed and are easier to convert than the modern roof structure the minimum height you will require in a traditional loft (Purlins) is 2.2m this measurement should be taken from the top of the existing floor/ceiling joists to the underside of the ridge beam.

From the 1960’s modern Trusses were introduced, even though there are a few different trusses on sale the most common for a standard home is the 7 Node fink truss, this particular truss comprises of tension webbing and compression webbing, the webbing timbers should not be removed under any circumstances until your roof has been upgraded with new supports in place (i.e. steel mainly) then the tension/compression webbing can be carefully removed as your loft conversion progresses. Truss loft conversions can be more demanding due to the framework being in place but still can be converted. The minimum height required for a truss rafter roof loft conversion in GOLBORNE is 2.4m, again the measurement should be from the ceiling joist to the underside of the truss, (gang plate)

GUIDELINES FOR A SAFE LOFT CONVERSION IN GOLBORNE:

Working and undertaking a loft conversion can be tricky therefore it’s important when building the loft conversion that you follow loft safety, as you need to make sure that you not only keep yourself safe but whoever is involved in the particular loft conversion build by following appropriate loft regulations and building regulations.

The first thing is to make sure you have secure footing, this would probably mean placing floorboard sheets until you completed the necessary works in that particular area. Once you have the new floor down in your loft conversion then you would fit your bespoke staircase, again this can be fairly hazardous as you have to juggle the stair sections into place before getting a secure fixing, sounds easy, but you have to have the risers vertical and your treads horizontal and to make sure your integral newels are plumb.

Your dusty loft may not look like much at the moment but all it takes is a bit of imagination and creativity you are able to turn it into anything you desire, a loft bedroom is, of course, is one of the most common uses for a loft conversion. People have the image of lying in bed and looking up through their window at the stars or having their own private bedroom away from the noise of the rest of the house.

Adding a bathroom into the equation may make things slightly more complicated the main concern in a loft bathroom is the toilet installation, toilets need to be located near a soil pipe to get the adequate fall for the waste, if the soil pipe is too far away then a macerator can be installed which is used to move the waste to the main soil stack.

Using your loft to create a playroom will not only be popular with the children but will also give you some peace and quiet. You can soundproof your loft by fitting the walls with soundproof boarding. You can also get acoustic loft installation which will be able to keep the sound. Converting your loft into a playroom is a good idea for both young and old children, it can be a good storage place for children’s toys and give older children a bit of independence.

Having the benefit of an extra room in your house means you can afford to create it into anything you wish. It may be that your hobby is collecting trains or for painting, you can create your very own hobby room and have the comfort of knowing you are not disturbing anyone else in the home. Creating a home office in the loft is also a popular conversion choice, the list is endless.

Introducing new floor joists in a loft conversion:

Your existing ceiling joists are very unlikely to be adequate to act as floor joists, therefore fitting new deeper joists between existing ceiling joists, if existing binders are to be removed the existing ceiling joists will require support from the new floor joists and their weight should be added to the floor joist dead load. Position new steel beams above existing ceiling. Insert new floor joists into beam web.

New partition loads in the roof space should not be supported by the floor decking only, additional joists will be required below internal non-load-bearing partitions running parallel with the floor joists.

Floor openings formed for stair access can impose heavy loads on trimmers. Trimming joists onto existing load-bearing walls, or onto new walls or floor beams either transfers these concentrated loads. Double joists may be required as trimmers to frame stair openings.

Floor covering in a loft conversion:

Floorboards should be cramped before screwing, and all screws should be below the board surface, screws should be 55mm in length 3.5mm in width. Three screws should be used at each support. The ends of boards should be butted over joists with both boards adequately supported. End joists should be staggered so that they are at least two board widths apart. Any board should span at least three joists.

Flooring to habitable roof space should be laid in accordance to reduce vibration and damage to existing plaster ceilings to be retained, fixing floor decking to any floors by screwing is preferable to nailing.

The loft floor decking is usually fitted to a house that already has heating, therefore, the moisture content isn’t really an issue and this prevents excessive shrinkage and possible distortion, tongued and grooved flooring is usually used in loft conversions 2400mm x 600mm.

Soundproofing and insulating your loft conversion in GOLBORNE:

Insulating your loft conversion correctly will in no doubt save you money in the long run, insulation comes in variety of products so if you plan to convert your loft into a cinema, entertainment room or especially a music studio loft soundproofing is a must, this can be achieved with acoustic insulation in all partition walls, under building regulations any wall that has a fixed door does not have to be insulated but it is good practice to insulate every wall including the walls with doors if it is not for acoustic value it will help with thermal values. If your loft conversion is going to be used as in the above you can apply soundproof plasterboard, the density of the board is higher than that of standard plasterboard. Soundproof plasterboard comes in two sizes 1200mm x 1200mm and 1800mm x 900mm both boards come in 12.5mm thickness, acoustic plasterboard can be used to help reduce noise transmission through walls and ceilings. Rafter – Lofts would advise that this plasterboard should be used in combination with other products to achieve the maximum levels of soundproofing.

Beam supports:

Beams can be built into existing cavity walls but to allow for end supports the beams must be approximately 200mm longer than the clear span of the room or space. Timber beams should not be built into external solid masonry walls. Heavy-duty galvanized steel hangers are an alternative means of supporting timber beams. Steel hangers should be appropriate for the load to be supported. Hangers should be supported directly by bricks or concrete blocks with the face of the hanger tight against the wall face.

Only timber posts or studs must support timber beams in timber frame walls. This may require walls to be opened up to insert new timbers. Alternatively, it may be possible to position the post against the wall face, its necessary to insert new studs on posts into an external timber frame wall, the vapour control layer must be reinstated and the effect on the thermal insulation of the wall considered.

Roof Rafters:

If new rafters are to be inserted between existing ones or alongside, they should be selected from span tables set out by building control, if purlins are repositioned, it is essential to check the effective rafter span, the overall rafter length required should be checked against the availability of suitable timber and provision for lapped or spliced joints made when necessary.

Calculations for new roof loads:

The roof imposed load and dead load from roof tiles or slates, timber battens, underlay or boards, rafters, insulation and linings is measured on the slope, the total weight is resolved having structural calculated upgrades.

Roof windows in an GOLBORNE loft conversion:

The specification of the windows is particularly important in loft conversions, not only are they crucial in providing natural light but also sufficient ventilation. Both centre-pivot and top-hung windows can be rotated to provide access for cleaning. Repainting of the pre-finished external aluminium cladding is not necessary.

Incorporating a roof window will usually reduce the total roof load since the weight of the window may be less than that of the roofing materials, which it replaces. The imposed load on the roof is unaffected. Narrow roof windows can be fitted between rafters of 600mm spacing, otherwise trimmed openings will be formed to fit the required size of the window.

Having bats in your roof space does not necessarily mean that work cannot be carried out however it does mean that the work will need careful consideration, especially in terms of time and materials. All of the UK’s bats and their roosts are protected by law so if you are planning any building or remedial work that may affect a roost, The Bat Conservation Trust’s should be contacted for advice and will provide advice on how to proceed while causing minimal disturbance to bats.

There are more than 1,300 bat species in the world, and bats can be as large as a small dog or as small as a bee. The largest bats have wingspans of up to 2 metres and bodyweight of up to 1.5 kilograms. At the other end of the scale is the bumblebee bat, weighing only 2 grams. We only have only 18 species of the 1,300 bat species in the UK. It is an illegal offence if you: Capture, injure or kill a bat, intentionally destroy their home or disturb them, intentionally obstruct access to a bats roost or exchange or sell a bat, whether dead or alive.

ROOF BEAMS IN A LOFT CONVERSION:

When purlins and supports are to be removed to form usable space, alternative support must be provided to the rafters. It is important to establish the total function of the existing purlin since in some cases purlins and ties may provide resistance to outward thrust as well as vertical support.

A number of alternative solutions are possible depending upon the size and construction of the roof, such as the following (either individually or in combination)

1. If existing purlin support has to be removed alternative support off existing load-bearing walls below or onto a new supporting structure in the roof space is required.
2. Insert new purlins at new levels, this may necessitate additional rafter support because of the longer rafter span between the new purlin and the eaves. This can be provided by an additional purlin or by stiffening the rafters with new timber alongside the existing.
3. Insert a ridge beam, the simplest way of installing a ridge beam is to go from gable/party to gable/party walls. Inserting a ridge beam should be considered when it is necessary to remove existing ceiling joists. Adding a ridge beam minimizes outward thrust in the rafters.
4. It is uneconomic to use solid timber purlins for unsupported spans in excess of 4.0m. Internal load-bearing walls or posts should be used where the span exceeds 4.0m. For longer spans, or where no intermediate support is possible, fabricated timber or steel beams should be considered
5. Deep beams may be used to support both roof and floor load, using either metal hangers nailed to the primary beams to carry the floor joists.

Alternative timber beams include:

• Plywood web I-beam
• Plywood box-beam
• Steel flitch beam
• Glulam beam (Glued Laminated Timber)

MEANS OF ESCAPE:

A house that is extended or altered to add a third storey has to comply with stringent emergency escape provisions. The conversion of a roof space that provides one or more new habitable rooms at second-floor level should include the following provisions:

5. The existing stairway/stairwell at the ground and first floor levels should be enclosed and the stairway should open directly to a final exit, or to space which provides two escape routes, each to a final exit, and separated from each other.
6. The new stairway must comply with the requirements of the regulations. A new staircase within an existing stairway enclosure should be separated from any new rooms and should be separated from that room and the rest of the house by fire-resisting construction.
7. Escape routes over balconies or flat roofs (of fire-resisting construction) will require to be protected by guardrails in accordance with the Regulations.
8. The installation of hard-wired and battery back up smoke alarms in all habitable rooms off the escape route is mandatory unless you have an open plan staircase a sprinkler system may be introduced.

LOFT CONVERSION PROCESS IN GOLBORNE: 

1. If Scaffolding is required for your loft conversion this will be put up a couple of days prior to works commencing.
2. The main primary beams are the which take the new floor and roof load are put in place, if steels are required these will be either craned into position or spliced into manageable sections and winched onto the scaffolding, ready to put in place.
3. The floor joists are put in place as per structural calculations, i.e. 300mm centres to 450mm centres.
4. Once the floor is decked the rear roof can be stripped and a rear dormer or a wrap-around can be constructed, if applicable. All dormers are built within a day and securely sealed.
5. The roof structure will be upgraded for the installation of roof windows.
6. The carcass of the loft is insulated and plaster-boarded, any wiring or pipework will be put in place prior to plaster-boarding.
7. Partition walls are then introduced where required.
8. The stairwell will be cut out now for the installation of your bespoke staircase, and all second fix joinery completed, door frames, doors, skirting, architrave, handrail, spindles, etc.

Second fix electrics, plumbing, and plastering will be all completed in the final week of works.

Loft conversions usually have low heat losses due to the high elemental insulation requirements required, as long as the existing boiler has sufficient capacity there should be no problem adding additional radiator/s. If the conversion forms part of a larger refurbishment, then a new central heating system may be viable. An electrical radiator can be introduced in your new loft room if the pipework is inaccessible.

With ever-changing technology long gone are the days of hot bitumen and felt for flat roofs (Ethylene Propylene Diene Terpolymer) EPDM Firestone RubberCover™ consists of two layers of rubber compressed together at heat to give the ultimate watertight blanket. RubberCover™ offers unmatched resistance to the ozone, and UV radiation even at high or low temperatures, and offers a life expectancy of over 50 years which is perfect for flat roof dormer conversions. The first installation of Firestone RubberCover™ was installed in Wisconsin USA in 1980 and still remains in service today. Since the production RubberCover™ Firestone has produced and installed over 1,000,000,00 m² (Billion) around the world, from freezing temperatures in Alaska to the desert sun in the Arabian Gulf.

Rafter Loft Conversions are approved contractors for the installation of Firestone RubberCover™

HOW MUCH DOES IT COST FOR A LOFT CONVERSION IN GOLBORNE:

COST AN TIMESCALE FOR A VELUX LOFT CONVERSION IN GOLBORNE?

A Velux/roof light loft conversion in GOLBORNE is when a loft conversion if undertaken within your existing attic space and without altering any of the profile of your roof. A Velux loft conversion is the cheapest option of a loft transformation and works out best when you already have good size headroom and are able to make full use of all the space available. Velux loft conversions require much less construction work and are not as disruptive as other forms of conversions. And with the installation of Velux windows is a great way of making your loft space feel spacious with allowing natural light and air. With a Velux loft conversion in GOLBORNE, the cost is dependent on a few factors, the overall size of the attic space, fixtures and fittings, materials, etc. Velux loft conversion prices start from £18,000 this would be for the most basic of conversions, dependant on the scale of the conversion it can add thousands of pounds. A basic loft conversion from start to finish is usually completed within three weeks.

COST AN TIMESCALE FOR A REAR DORMER LOFT CONVERSION IN GOLBORNE?

Flat roof rear dormer loft conversions in GOLBORNE give the maximum amount internal space, the rear dormer is generally made from a timber structure, and are finished externally with plain tiles (267mm x 168mm) the main colours used are Grey Slate an Old English Red, although recently Anthracite and Black tiles are available to match your existing aesthetics. Rear Dormers are the most popular of loft conversions due to creating a large floor area with either large window or even French doors or even both. The dormer will have a horizontal ceiling and vertical walls, which help to provide additional floor space. Planning permission is not always required as the conversion can be carried out with permitted development rights and meets certain criteria, the cost is dependent on what the client requests and specification, a standard rear dormer in GOLBORNE costs from £28,000 upwards. With a standard rear dormer loft conversion take on average take four weeks from start to finish.

COST AN TIMESCALE FOR A HIP-END DORMER OR HIP TO GABLE LOFT CONVERSION IN GOLBORNE?

Hip to Gable & Hip End dormer loft conversions are for properties with a sloping side roof, (hipped roof) which is that the side of your roof slopes inwards towards the chimney. Generally, houses with hip roofs do not tend to not have enough internal volume over the existing stairs to allow your new loft conversion staircase to flow over to have a finished result that the stairs were part of the original build, so a Hip to Gable is constructed to carry the new loft conversion staircase. A Hip-to-Gable or Hip-End style conversion would change the shape of the roof by extending the existing ridge and giving you a much larger loft area. Externally this particular loft conversion is normally finished in hanging tiles as above to match the existing roof colour, a new section of the roof is built to fill in the area of the old hipped roof. The cost for a standard Hip-End or Hip to Gable Dormer in GOLBORNE starts from £26,000. With a side elevation dormer, the loft conversion takes on average around three & half weeks from start to finish.

COST AN TIMESCALE FOR A COTTAGE DORMER LOFT CONVERSION IN GOLBORNE?

Cottage Dormer loft conversions are usually situated to the front of a property and are aesthetically pleasing to the eye. Cottage Dormers must be in proportion with your existing roof volume, as once constructed they are an integral part of the overall design of the property if they are built too large the results can look dreadful, as they overpower the rest of the house. The dormer consists of a vertical window with a roof of its own, positioned, at least in part, within the slope of the roof incurring code 5 lead valleys either side. Cottage Dormers are a perfect way to achieve headroom where required. With the dormer to being similar to the Hip-End dormer the timescale is around the same, again prices start at £26,000.

COST AN TIMESCALE FOR A WRAP-AROUND LOFT CONVERSION IN GOLBORNE?

A Wrap-Around loft conversion is where both a Hip-End or Hip To Gable is constructed with a rear dormer, wrapping around the roof. A Wrap-Around conversion is an innovative design that creates a mass of additional floor volume, this particular conversion is finished with plain hanging tiles to match the existing roof colour. This particular loft conversion is technically more demanding and prices start at £37,000 and take five weeks to construct start to finish.

Any re-roofing necessary in converting the roof must conform with the performance of the original roof in terms of fire resistance, durability and general fitness for purpose. Preservative treatment to roof timbers is not mandatory, but if evidence of the previous infestation of woodworm or previous fungal decay is visible treatment should be undertaken prior to sealing the roof structure.

Yes. We will require coming to your home at a time that is convenient, take a look at your loft space, and take some measurements to consider all your options, and to go through the stair configuration, also this gives you also the opportunity to ask any questions you may have. Once we have the information we require we can then provide you with a bespoke detailed quotation and free cad drawing of your new loft conversion.

Loft conversion quotes are valid for 21 days from the date of issue, this is due to ever-changing prices on the materials. The price we quote is a fixed price and will not change, however, if you would like to amend the speciation then we will provide you with a cost prior to any works starting if you require any additions during construction we will agree a fixed price before any additional work is undertaken.

WHAT WE OFFER:

A free initial consultation with free Cad drawing of your loft.

Fully detailed project specification and quotation.

Design concept.

Fully experienced surveying & structural engineer.

Liaising with the planning office & planning control, to obtain the desired outcome on your behalf. (If applicable)

Project scheduling, coordination, and management on and off-site.

Liaising with building control until the final certificate is issued for all building services.

Rafter Loft Conversions aim is to provide all our clients with a loft conversion package in GOLBORNE that represents excellent value for money. As a client of Rafter Loft Conversions you will benefit from the following services.

Once a free, no-obligation site survey has been undertaken in your home, you will receive a quotation that will have a clear breakdown of costs associated with your loft conversion. If you decide to choose Rafter Loft Conversions as your contractor, the price will remain fixed.

Rafter Loft Conversions provide a comprehensive all in one loft conversion package service and oversee every step of the process from the design of your loft conversion, through planning approval if required, through to the end of the construction. It starts with a free no-obligation quotation with an accurate timescale for the project. If you’re happy to proceed, Rafter – Lofts will draw up professional plans, to cater to your exact specifications.

As a client of Rafter Loft Conversions, you will benefit from the attention of a Project Manager, who’s on hand to ensure that the project is built & completed on time, and you’re free to ask any questions that you may have.

Considering a loft conversion in GOLBORNE call our friendly team today on Freephone 0800 161 3815 for your free bespoke loft conversion quote & Cad drawing. Or fill in our Contact form.