Loft storage vs Habitable space

[Idrisdraig]

We need to re-tile our roof, sort some roof creep, and re-insulate, and while we're at it would like to make the internal roof space a bit tidier.

We don't particularly want to use it as anything more than a big cupboard for storing stuff we only use occasionally, just as we do already, but we'd like to have the walls plastered, put some cheap flooring down and possibly add a window, just so it's not so dingy and we can get fresh air into it from time to time.

We know that if we want to use the room as "habitable space" we need to comply with loads of regulations, but can't find any guidance on how much we can do before a loft is defined as "habitable space".

(Council Building Regs staff are proving to be illusive, and we're continuing to try to get an official answer, but in the meantime ...)

 

[tony1851]

If you convert, say, a two-storey house to a three-storey house, the full monty of loft-conversion regs comes into play.
But it depends on whether or not that upper storey is regarded as turning the house into a three-storey one.
If it has proper stairs, or a fixed ladder, it would be regarded as an additional storey. With a folding loft ladder, it should not be regarded as a full-blown additional storey, so in that case you should be OK

 

[freddiemercurystwin]

Yes retain a traditional loft access and away you go. Though when you start plastering walls etc consider the existing ventilation etc.

 

[Idrisdraig]

Not planning on anything more than a loft ladder, though possibly a slightly larger hatch than the one we have just now.
I get the impression that if we board the whole floor area, or put anything more than a single light bulb up there or any sort of heating, we're treading on thin ground.

 

[freddiemercurystwin]

No, as mentioned its when people build a proper staircase and then claim 'its just for storage' that the ground thins out.

 

[tony1851]

I get the impression that if we board the whole floor area, or put anything more than a single light bulb up there or any sort of heating, we're treading on thin ground.

Not necessarily; there's nothing in the regs to stop you putting flooring down, plastering the roof, and putting a standard lamp up, with chintz drapes around it, and a print of the Green Lady on the wall.

It's the access to the roof space that is important - making sure that it doesn't appear to be a normal, every-day part of the house.

 

[ban-all-sheds]

I get the impression that if we board the whole floor area, or put anything more than a single light bulb up there or any sort of heating, we're treading on thin ground.

No, but you might be treading on thin joists.

In extremis the joists might only be strong enough to support the ceiling, although as you don't have a trussed roof that's probably not the case, but they might not be strong enough to supports boards, storage and people moving about without sagging.

Photos, details of joist sizing and spacing etc would be useful.

How do you intend to raise the height of the floor to get the insulation in?

 

[Idrisdraig]

(Treading on thin joists - ha ha - very funny.)
I understand our joists would need reinforcing, but have been told by a builder / carpenter that this can be done relatively simply.

Is there any point at which, providing the space isn't obviously being used as something like a bedroom, that Building control would normally turn round and say, "No, you have to put a proper staircase in" or is it even within their remit?

 

[freddiemercurystwin]

I don't follow, are you saying you are going to fit a staircase or not?

 

[tony1851]

First, Building Control will only comment on your type of access to the loft if they actually see it, and why should they?

Second; assuming they did see it, their opinion of what the room is being used for is irrelevant. You could have a plush storage loft, with wall-to-wall carpet, or a dingy, spider-infested space with a bed in it. As stated before, it's the type of access you have that is the determining factor.

Put simply and in the eyes of the regs- a proper staircase makes it habitable (regardless of whether you use it as such); a pull-down ladder does not.

 

[freddiemercurystwin]

To add to Ye Oldie tony's post, its not necessarily what you intend to to do but what future owners may end up doing, which is add some carpet and a radiator and hey presto its a non compliant (and dangerous death trap of a) bedroom.

 

[tony1851]

To add to Ye Oldie tony's post, its not necessarily what you intend to to do but what future owners may end up doing, which is add some carpet and a radiator and hey presto its a non compliant (and dangerous death trap of a) bedroom.

Ah, but!....you are saddling the OP - and Building Control come to that - with a moral responsibility to future occupiers of the property, which they do not have.

That is certainly beyond an inspector's remit, and as for the OP, if he sells the house, future owners will use it as they want and it's not his responsibility (as long as it hasn't been marketed as a bedroom).

 

[freddiemercurystwin]

But people need saving from themselves!

 

[ban-all-sheds]

Ah, but!....you are saddling the OP - and Building Control come to that - with a moral responsibility to future occupiers of the property, which they do not have.

Pretty much right.

The OP and LABC have a moral responsibility (and legal ones) not to do anything to endanger future occupants, but they have no responsibility at all to not do things in case future occupants misuse the property.

That is certainly beyond an inspector's remit, and as for the OP, if he sells the house, future owners will use it as they want and it's not his responsibility (as long as it hasn't been marketed as a bedroom).

It's been said that it is the form of access provided which is significant - is that incorrect?

 

[ban-all-sheds]

But people need saving from themselves!

Including those who cannot be rsed to post photos properly?