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Loft Conversion Costs

Cost estimates and information on loft conversions

To convert the space you have in your loft is perhaps the cheapest option for adding extra living space to your home. They are not suitable for all types of property but the extra space can have many different uses. Let's look at what some of the issues and how the costs involved add up.

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Planning permission

In many cases if the loft conversion doesn't add to the volume of the house (that is extend it upwards or outwards) then you probably won't need planning permission . If in doubt, as always talk to your builder and/or local planning office. There are circumstances in which you will almost certainly need planning permission

• If you wish to extend the roof by any amount in a conservation area.
• If the conversion will at any point be higher than the existing roof.
• If you have a dormer installed on the front of the house (facing the road) and it extends further than the roof.

As with conservatories and normal house extensions you can add to your property without planning permission if the volume of the additional space is less than a given amount. As of Nov 2007 you cannot add more than

• Terraced property or within conservation area (I know - doesn't add up with above guidelines?!) add 10% or 50m³ whichever is greater.
• Other properties 15% of existing volume or 70m³ whichever is greater.
• In either case no more than 115m³ can be added.
• These figures are with respect to the original size of the property before any conservatories or extensions were added.
• In addition you cannot build too near to your boundary.
• Consult a planning officer or ask a professional if in doubt!

The volume constraints are based upon the external dimension of the conversion you are planning. 

Even if you do not need to seek planning permission (but be careful getting permission retrospectively is tricky..) then the modification to the property will need to comply with building regulations for loft conversions.

Building Regulations 

The main aim of these is to ensure that the property is still safe for the occupants after the conversion has been adding. More details can be found here but in summary this includes

• Structural Safety
  • Is the new floor in the loft strong enough to support the additional weight?
  • The existing properties load baring wall, interior joists and foundations were designed without a loft conversion in mind and its extra loading so does anything need changing to ensure its still OK?
• Fire Safety
  • The materials used in the construction of the outer skin of the conversion (walls, roof, flooring, doors) should be able to act as fire breaks for a reasonable amount of time to allow for any persons trapped within the room to be rescued.
  •  At least one window must meet dimensional guidelines in terms of is size and location to aid escape via easy access from a ladder.
• Stairs
  • It is likely that the permanent stairs that are built will require the removal of some of the ceiling joists. Obviously, the load bearing nature of these needs replacing with alternatives and considered carefully.
• Insulation
  • Both in terms of sound insulation and heat insulation. If you are part of a terraced or semi detached than you will also need to consider the join between the two houses as well as the floor and roof.

If the loft conversion is going into a 3 storey building then the rules are similar but stricter.

Types of Conversion

• Velux  - In this type of conversion no additional space is added to the loft. At least one of the windows is placed into the roof tiles and is often of the type Velux, hence the name, though there are alternatives. This is common among smaller loft conversions.
• Dormer - The living space in the loft is extended out. This is usually because without it there would be insufficient space. It requires additional building work especially in how it structurally joins the existing rafters. This extra work and materials mean that dormer projects cost between £5-8k more than 'Velux' ones.

Time Taken

Obviously varies with the size and complexity of the project but one could expect it to take between 4-12 weeks to complete, not including any planning permission etc (if required). 

Loft Conversion Prices

Unless otherwise stated these prices are valid as of Nov 2007. 

• Plans
  • Whilst it is likely that the company who will create your new loft will also plan it out and draw it up for building regulations for you it is possible to buy the plans separately. Plans can start at around £500 ranging to over £2000 depending on complexity.
• Building Control Officer
  • The plans have to submitted to the BCO who inspects them and will also have to do a site inspection. There are two fees you will have to pay which are combined together into a single Building Notice Charge.
    • Plan Fee - £100-150
    • Inspection Fee - £300-450
    • Both include VAT.
• Misc
  • Typically things like scaffolding for working at height and skips to remove the rubbish can cost in the region of £900-1100.
• Staircase
  • Straight forward off the shelf staircases start at about £700 but can quickly approach £2000. If it needs to be a bespoke staircase then start looking at more than £2000 (unless its perhaps done by your joiner as part of another larger job). Spiral staircases start at about £1300 upwards.
• Windows
  • Often Velux™ these windows come in a variety of sizes and finishes but typically start in price at about £142 per window.
  • Non Velux windows start at a little less depending on size around £110.
  • Escape windows that meet building regulations cost more starting at around £200 per window.
  • Blackout blinds for the windows can be expensive for the size of windows starting at around £90 whilst simpler roller blinds are about £60 per window.
• Complete Project Costs
  • This includes the scaffolding, any insulation, joinery, structural check, usually liaising with the authorities if needed and builder labour charges. One can expect to pay on average £605 per m² (as of November 7, 2009).

The table below shows the latest average prices we have and also the range of prices we have received on loft conversions. To see more details on the specifics try clicking on the link on the left hand side which will take you to a page with more details on the category. 

Loft Conversion Prices: Disclaimer

Category	Average Cost	Price Range	Units	Last Updated
Plans	£1250	£500-2000	per item/job	2007-11-13
Self-build	£12333	£4000-24000	per item/job	2008-04-05
Self-build	£307	£307	per m2	2007-10-01
Staircase	£854	£700-1300	per item/job	2009-01-17
Whole project	£21521	£6000-39000	per item/job	2009-09-29
Whole project	£605	£425-950	per m2	2007-11-10
Windows	£8887	£150-26000	per item/job	2009-05-05
Wiring	£1344	£728-2075	per item/job	2007-11-14

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Loft Conversion Uses 

• Simple storage. Most lofts are used for some form of storage anyway, but this conversion makes it easier to access and means you are less likely to put your foot through the bedroom ceiling whilst getting the box of Christmas decorations down and not bang your head.
• An office. If like me you often work from home having an area set aside for work is great for putting you in the right 'mindset'.
• A gym. Providing the structure can take it you could have a small home gym in there.
• Extra living room. Provide another room for watching TV, playing games or simply enjoying company.
• Extra bedrooms. Useful for when the children start growing up and now need separate bedrooms. Usually cheaper than moving.

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