Building Regulations for a Loft Conversion

[sallyjc]

Hello everyone

This is my first message so please be gentle with me!

I am going to have a loft conversion as I need another bedroom. I have only had one quotation so far but the builder said that at the top of the new stairs that goes in to the new loft bedroom there has to be a small landing area and then a door in to the new loft bedroom. I am sure is he correct as it is a specialist loft conversion company.

However it is a bit of a shame as it will make the bedroom much smaller. I live in a small middle terraced house so space is already very tight especially as I would like an en-suite up there as well.

While thinking it all over I had an idea and thought I would ask the question on an Internet forum before I speak to the company in case it is not possible. Could I have the loft bedroom built as the builder says, with a landing and a door in to the bedroom, and then in the future if I find the room too small, could I have the wall and the door removed? This would make the bedroom much bigger!

This then leads to another question. When, or should I say if, I ever sell the house, will I have to put the wall and bedroom door back in so that I can market it/legally sell it as a loft bedroom?

I hope I have explained this properly!!

Any advice would be very kind.

Thanks
Sally

 

[luisdesign]

Hi Sally,

What the guy is telling you is correct. The loft (new third floor) needs to be fire separated from the rest of the house.

Without knowing your property it would be difficult for me to advise alternative design solutions.

However, there may possibly be other ways to design this separation depending on the layout of your home. For example, it may be possible to add a door at the base of the stairs and enclose them so that you do not need to do this in the loft room.

There may also be "technology" applications which can provide you with the necessary separation in case of a fire - such as a domestic fire screen. However these will have significant costs associated with them that may, or may not be worth the investment.


I would really suggest that you approach a designer to draw up your plans and come up with the best solution. I don't have huge faith in these one-stop shop loft companies which tend to just rinse and repeat the same work irrespective of your specific needs. Employing an independent designer will also help you get plans drawn that you can pass on to a number of builders to get comparable quotes.

Believe it or not, if you do not have a single set of plans that everyone quotes from then the quotes you get are not comparable - because each one will be providing you with slightly different things (even though you may not know it). This makes it very difficult to choose the most cost effective builder. (Note that "cost effective" is not the same as "cheapest").


An independent designer can also help guide you through the permitted development rules (and application) as well as provide drawings and information required under the building regulations.

On that note, you COULD choose to make alterations to your house following completion in order to "make good" some building control requirements. For example, people used to always remove the self closers on doors (in fact it was such a problem that the regs were just changed to not require it in teh first place!). However, you need to be aware that the vast majority of the regulations are there for a very good reason, and that any works you carry out in contravention to these are at your own risk.


Whether you put this back or not when you come to sell is also an interesting question.

When you come to sell the house a solicitor should ask for the completion certificate... you will be able to provide this (or they can find it with the council). However, one that is on the ball will also ask for any approved / as built plans and if you have made changes then they should pick up on the differences.

This may result in a slight reduction in the price / require indemnities etc. The question is whether or not the cost to have the wall and door re-inserted would cost more, or less than any potential reduction.

I hope I've been some help, and let me know if you need to find a designer.

 

[^woody^]

The requirement is for a top landing which could be a landing or the room, and also for separation in case of fire. This separation (wall and door) can be at the top or bottom of the flight.

Of course you can remove this when no one is watching any more. Then, you take on the personal responsibility for any damage, injury or death which occurs as a result of fire or smoke .... because your insurance will be void. It will also be an offence if the worse happens and it gets investigated. It's OK though, as fires always happen to someone else

At sale time, a missing fire wall should get picked up by even the most clueless surveyor, and one one will normally buy a property with missing life-safety protection. No indemnity will cover it either

 

[sallyjc]

Hello and thank you so much for the illuminating replies.

Yes the builder said that the landing and door was related to fire regulations.

So, if I put a door at the bottom of the new stairs, I don't need to have another door and separate landing at the top of the stairs?

This would be very good news!

 

[^woody^]

You need a bit of a landing at the bottom of the flight, not just the door next to the bottom step. You need to see of it will fit

 

[sallyjc]

Oh dear that is not very good news as there be much room once the new stairs go in.

 

[chapeau]

Could I have the loft bedroom built as the builder says, with a landing and a door in to the bedroom, and then in the future if I find the room too small, could I have the wall and the door removed? This would make the bedroom much bigger!

You would actually need building control approval to do this. In the parlance of the lawyers this would result..

in a building or controlled service or fitting not complying with a relevant requirement where previously it did

And I bet if yer house burned down your insurance company would rub their hands in glee and refuse to pay out.

But it's up to you, it's your house.

 

[sallyjc]

Thank you for the advice. In that case a door at the bottom of the new stairs is the only option.

I will ask the builder if he can fit one in. If not I will have a smaller loft bedroom which would not be the end of the world as it would still be the biggest bedroom in the house!

Thanks again this website has been very helpful!