Loft Conversion....advice?

[mandyp]

Hi

When we moved into our house, there were plans for a loft conversion. We now find that we're quite keen on the idea. Thing is, you hear so many horror stories about dodgy tradesmen!

We wondered how it works, if we get people in to give us a price, is it likely to escalate? Is there a way to get a price and stick to it. The loft conversion plans are for a bedroom and ensuite, I'm assuming that if we bought the bathroom suite....anything else would be included in the price (excluding tiles/decor which we would sort out ourselves).

Basically we'd want stairs up to it, skirtings, electricity, plastering and plumbing done. We'd do the decorating/tiling on our own.

Can anyone advise on how to go about this and how to avoid dodgy tradesmen. We are working to a tight budget and would really need to agree a price without things getting out of hand.

Thanks in advance!

MOD

moved as posted in wrong forum

 

[masona]

Can anyone advise on how to go about this and how to avoid dodgy tradesmen. We are working to a tight budget and would really need to agree a price without things getting out of hand.

Pop down to your BCO and they will give you a recommended builder's in which they have to have a high standard. Sometime it's better this way as the building inspector have a better relationship with the builders. Any builder give them hassles, they get struck off their lists or any recommended from friends.
Your loft conversion plans may have to be updated if it's not done the last 5 years, normally straight forward.
Make sure the lists of jobs that need doing is clear on the quote.

 

[mandyp]

Plans are 3 years old so we should be okay....sorry to be a numpty, but whats BCO?

Thanks!

 

[kevplumb]

Building
Control
Office

local council

 

[mrmark]

Hi All,

I just noticed the comment about the BCO by Masona. This sounds like a great way to get in touch with supposedly descent tradesmen. However, when I called my local BCO in Manchester, they had never heard of such a list.

Does it differ between local authorities???

 

[masona]

Seem like it

When any drawing goes in for planning or building permission you will be undated of builders offering their service and only the BCO know you have put the drawing in Funny old world isn't it

Maybe Manchester BCO cannot do it this way, unless they has problem in the past or interferring red tape policies.

A website link The Nationwide Fair Trade Commission Ltd should help you find local tradesmen.

 

[WoodYouLike]

When any drawing goes in for planning or building permission you will be undated of builders offering their service and only the BCO know you have put the drawing in Funny old world isn't it

Some companies specialize in creating lists of new planning applications presented to the council. They sell these lists on a two-weekly base to anyone interested (mainly builders, decorators, landscapers etc).

Some councils also place any planning application they receive directly onto the the Internet fo anyone to see.

But of course, it's still a small world in the council and building trade and always will be.

 

[Thermo]

the best way to ensure that you get what you pay for is the following:-

giv e the builder the drawings and a list of anything you intend to fit or supply yourself.
be specifc what you want from him
ask for a written quote that is broken down, which means you have a guide to go from should extra work be involved.
Make it quite clear from the outset where you stand, ie any extras must be approved by you and a price given before work commences.
Get various quotes from companies. Have a walk/ drive around your local area and look at recent jobs or ones in progress. Dont be afraid to speak to householders and ask their opinion on the work and the builders. Getting a few quotes will give you a good guide price. Your more likely to get a realistic price from a decent all round builder than a specialist loft conversion company. As a rule a lot of them make the money on the finishes and the final touches, so if you are up to it and prepared to put in the effort do the final works yourself

 

[mandyp]

Thanks for all the tips!

Just one more question, the plans we have include 4 velux windows, 2 at the front and 2 at the rear. Someone further up the street has 2 dormer windows and 2 velux windows...we'd prefer that, but believe that dormer windows are very expensive. Would we have to get plans re-drawn/approved in order to change the type of window?

Sorry, but we don't have a clue about this stuff!

Good advice about a building company because we were looking at people that specialised in loft conversions, but since they seemed to be joiners we wondered how that would work for plumbing in the ensuite.

Thanks again!

 

[DAZB]

Yes you would have to have the plans redrawn and submitted for approval again but what they cost will depend entirely on the size and shape of the Dormers. You could always speak to the people who have had their's done for a guide price.

 

[Thermo]

just to give an example of what i was talking about regarding the cost and how they make their money. A friend of mine went to a national company which specialises in them. to fit out and plumb the small ensuite they would charge £5500. I looked at it and i would be hard pressed to have charged half that with the materials labour that were involved.

 

[masona]

Someone further up the street has 2 dormer windows and 2 velux windows...we'd prefer that

It also depends where the staircase is going to be, if it's in the hall area then no problem, if it's in the lounge then you will need a fire escape velux window no more than 1 metre from the gutter to make life easier for the fireman!

but believe that dormer windows are very expensive.

There are not expensive compare to window frame and depend who fit them. [url]www.velux.co.uk [/url]

 

[chappers]

Although I started out general building, I now run what is pretty much a specialist loft conversion company and I can assure you that although the national companies tend to be rather expensive. I can easily compete on price with general builders around my area and ussually finish a damn sight quicker than them.
I wish it were the finishes where I made all my money, doing the finishing touches is like throuwing fivers out of a velux. I would rather do just the structure anytime.
I would agree generally steer clear of the national companies but you will probably find a local loft conversion specialist who will have far more experience than a general builder, not that its exactly rocket science mind.

 

[Thermo]

chappers, no disrespect intended, i was aiming my remarks more at the larger national companies that do it, and cream the money off of people for what they do. AT the end of the day you pay your money and take your choice.

 

[chappers]

none taken at all mate. Totally agree with regards to the national companies, did a loft about a year ago which cost the owners just under £30K they had a quote from Econoloft of £49K oh but they did sort all the BC apps and drawings/SE so thats about another £2.5K so where does the other 16 odd grand come from.