Tips - Loft Conversions

Converting a loft is a popular way of creating a study or guest bedroom out of what many see as either dead space or, at best, a storage room.

In many cases, loft conversions can be done without major structural work. If your roof is built traditionally sloping, conversion may be straightforward, but you’ll need professional advice to check that work won’t dangerously weaken the structure.

Costs and considerations

A conversion can cost around £13,000 to £22,000 for a 4×5m area with stairs, electrics, heating and two windows. Extra windows increase the cost. Conversions can take four to six months or more from planning to completion.

If your roof slope is very gradual, there may not be enough space to convert. Consider building above the roofline or using dormer windows (those which project from a sloping roof) to add more head space. Lowering the ceilings below is rarely a viable option and could be a much more costly way of adding space upstairs.

Planning permission and regulations

• Planning permission is compulsory in Scotland but may not be needed elsewhere unless you’re altering the shape or height of the roof.
• If your home is in a conservation area or listed, you will need permission, so always check with your local authority.
• You’ll need to consult the council about building regulations – particularly with regard to fire safety. If the loft is on the third floor or higher, it will need a fire-exit window and fire-resistant materials.
• Other building regulations that affect loft conversions include insulation, ventilation, staircase safety (including the gradient of the steps and inclusion of a handrail) and weather resistance.

Insider tips

Mike Lawrence, author of the Which? Book of Home Improvements:

• If you only get one quotation, you won’t know whether you’re paying too much.
• Attention to fire-safety regulations is very important with loft conversions. You must always comply with building regulations. Check with your local authority.

Home-improvement expert Alison Cork:

• A loft conversion is often a smart investment, as it makes good use of dead space and can dramatically improve the value and enjoyment of a property. Resisting the temptation to move could save you time and stress.
• If you have work done between September and November, the weather can be surprisingly good and builders are usually less busy.
• It’s difficult to evaluate a quote if you have nothing to compare it with, so always get three.
• If you trust your builders and can move out while work is on, you, and they, may find it less stressful.

source: Which

builders Tips

News - Paying upfront not a good plan

Watch out for home improvement deals where you have to pay everything upfront.

That’s one of a series of tips issued by the Office of Fair Trading (OFT) to try to curb the problem of homeowners being left with unfinished work after paying for the supply and installation of a fitted kitchen or bathroom.

Which? has long highlighted that it can be difficult to get a job finished properly once you’ve handed over the entire fee - there’s less incentive for the company if you can’t hold something back until you’re happy with the job. 

B&Q, MFI, Moben and Dolphin

The OFT has said that it’s unfair for consumers to pay everything upfront if installation is part of the job, and it allowed B&Q, MFI, Moben Kitchens, Dolphin Bathrooms and Kitchens Direct to take full payment only if they promised to refer customers’ complaints about such problems to an independent adjudicator.

The watchdog has just finished a review of whether this is working in practice. Some companies have agreed to improve the way they tell consumers that they can use the adjudication scheme, called Qualitas.

If you complain to Qualitas, it will hold 20 per cent of anything you’ve paid while your complaint is being investigated. And, if the dispute isn’t resolved, Qualitas can provide a conciliation service and ultimately adjudicate, making a decision that’s binding on the company.

Another tip the OFT has suggested is paying for goods or services that cost more than £100 with a credit card. Under the Consumer Credit Act, you can claim against the card company if something goes wrong and the seller fails to honour the contract.

source: Which

News planning

Tips - Extensions

Planning permission

• Planning permission in England, Wales and Northern Ireland is required if the total extra space exceeds 70 metres cubed or 15 per cent of the original volume of the house – whichever is greater.
• Planning permission is needed in Scotland if the total extra space is more than 50 metres cubed or one-fifth of the original house volume – whichever is greater.
• Previous extensions can count towards these limits, so always check with your local authority.
• Single- or two-storey extensions usually need building regulations approval.
• Conservatories may be exempt from planning permission if they are small but they require building regulations approval when the floor area exceeds 30 square metres.

How much will it cost?

Adding to your living or kitchen space with an extension is a great idea, but a garden room or conservatory could work out cheaper. A garden room is similar to a conservatory but usually has a solid rather than glass roof.

A single-storey extension (3×3m, one window) could cost between £14,750 and £17,750; a garden room between £10,500 and £12,500 (3×3m) and conservatory (3×3m) between £10,000 and £12,000. Floors are extra.

Extensions and garden rooms can take between eight and 12 months, from planning to completion, while a conservatory can take as little as six weeks.

Insider tips

Mike Lawrence, author of the Which? Book of Home Improvements:

• Structural elements such as the roof supports need to be approved by the local authority at planning stage to avoid late changes and delays.
• Local authorities now frown on flat roofs for single-storey extensions, so be prepared for the expense of a pitched roof.
• Using your own plumbers and plasterers can upset your builder, and needs to be handled diplomatically but firmly.
• Plumbers and electricians must be fully qualified – always ask your builder whether his sub-contractors are.
• On a complex project, using an architect is usually worth the cost.

Home-improvement expert Alison Cork:

• Only manage a project yourself if you have the time and can visit the site regularly. Otherwise, leave it to a professional.
• Keeping a spreadsheet of costs is wise, as paperwork is often a builder’s Achilles heel.
• Always allow at least three months to organise any official permission (if required).
• Having several things done at once, like the extension and bathroom, is a good idea and usually saves money overall.

source: Which

builders planning Tips

Tips - Expert Advice

Get the best from builders Mike Lawrence, author of the Which? Book of Home Improvements, explains how to get along with your traders.

• Get it in writing Always draw up a contract, or a simple letter of agreement for smaller projects, to be signed by both parties. This makes clear what’s involved, and will help you avoid conflict. Get full contact details and don’t settle for a mobile number alone.
• Agree the best route for traders to access the property. Clear obstacles, and request heavy-duty plastic runners and fixed-down dustsheets. Protect door frames against damage from tools and passing loads by taping packing material to them.
• Tea time Agree which taps, sinks and toilets workers can use and provide a kettle, cheap mugs and tea supplies and plenty of sugar.
• Don’t get too close to the job. Check progress each evening and raise any issues with the head contractor at the start of the next day. For long projects, arrange regular progress discussions on site to iron out any problems.
• Make agreed payments on time, unless there is a dispute over the work.

Know your rights Which? Legal Service’s Peter McCarthy on what to do if things go wrong:

Be specific Get three written quotes for the work. A quote is an agreed fixed price for the work, usually after inspection by the trader. Don’t settle for an estimate. An estimate is a rough guideline price. Be specific about what you want done. Time sensitive A contract is formed when you accept a trader’s offer to carry out work. If you need work finished by a certain date, write this down. Minimise extra work Get written quotes for all extras and confirm what you want in writing, as it could affect your completion date and costs. If work will cost more, this should be agreed before proceeding. Cash matters Be wary of traders who offer a lower price for cash. Always insist on a receipt. If you pay by credit card for work costing over £100 but less than £30,000, don’t put more than £25,000 on your card – a deposit will do. Your card provider and the contractor then have equal liability, so if things go wrong, you can make a claim against both. Avoid paying upfront Make sure the trader has insurance to protect payments you make on work or materials. Retain 5 per cent of the cost until work is finished and you’re happy with it. Cash in hand Your rights for paying cash in hand are exactly the same as for other work. The company or trader must carry out the service with reasonable skill and care; it must do work within a reasonable time if no fixed date’s been agreed; it can make a reasonable charge for work where a fee hasn’t been agreed; and it must use materials fit for their purpose and of satisfactory quality. How to complain Tell the trader as soon as you have a problem. If this fails, write to the person in charge and take photos of poor work. If you’re adding an extension, you’ll want it to look like part of the original building, so it’s worth paying close attention to design and materials. source: Which

builders Tips

Tips - 12 Top Jobs to add Value to your home

Top home improvements

Make a tidy profit by renovating your house

Estate agency firms rank the 12 jobs which add the most value to your home.

• Building an extension/loft conversions (equal ranking)
• Adding a bedroom
• Creating off-street parking
• Fitting a new kitchen
• New bathroom
• Building a conservatory
• Installing new central heating
• Replacing doors and windows/fitting double glazing
• Improving the flooring/improving the roofing (equal ranking)
• General decorating and painting

Getting started

Before a job begins, you must have an idea of the cost. For each project, we have given prices (including VAT and skip hire) from the Building Cost Information Service but they are a guide only and subject to change.

If you need an architect, they must be registered with the Architects Registration Board and it may be wise to find one who is also a member of the Royal Institute of British Architects.

A surveyor or structural engineer can help submit plans and oversee work. Choose a member of a registered body such as the Royal Institution of Chartered Surveyors.

Planning and regulations
Once you’ve got the plans right, you must submit them to the local authority for planning permission. This covers appearance, use and access to extensions and new buildings. The work will also need building regulations approval. This relates to structural alterations, construction standards and safety.

Collect forms from your local authority and ask about fees. You will also be charged for visits by the building inspector.
Ask your local authority about obtaining a building warrant in Scotland. If you carry out work without planning approval, the authority can order it to be demolished.
Keep all inspection certificates to prove work was approved – you’ll need them when you sell.
In England and Wales, for most electrical jobs you must use a certified ‘competent person’ – an electrician registered with a Part P scheme.
In Scotland, you must use a certified electrician if the job is covered by a building warrant.
In Northern Ireland, there are no government schemes for electrical installation but there are registers of competent installers
For gas or hot water systems, we recommend using a Corgi-registered fitter.

Getting someone in
When hiring, ask for recommendations from friends or family and make sure the trades you choose are affiliated to a registered body such as the Federation of Master Builders. Also check whether your trades are with TrustMark, which lays down government-backed standards for the building trade.

The Construction Licensing Executive runs a similar scheme in Scotland. Even if professionals are members of a registered body, always get three written quotes and references to check previous work.

coming soon > Expert Tips

source: Which

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