FAQ
+ Do I have enough height in my loft?
The critical factor is the existing ridge height, measured from top of ceiling joists to bottom of ridge (i.e. clear internal height at apex). The bare minimum for a flat-roof dormer conversion is about 2.3m (7'6"), and for a roof-window conversion (i.e. within the existing roof space) is about 2.5m (8'). In a few cases where people have had less height than this, the roof has been raised or the ceilings lowered to achieve more height in the loft.
+ What’s the next step?
Assuming your loft is high enough to convert the first step is to get a scheme designed, as it's absolutely vital to optimise on the loft design and staircase position. This needs to be done in conjunction with any Planning constraints there may be, as some loft conversions require planning permission and some don't. Then full working drawings, structural calculations, and Building Regulations (which is all part of the service we provide).
+ Do I need a dormer?
If it’s possible to achieve the space you want without extending the roof out, then great. This would give you a ‘Velux window’ conversion. But in many cases adding a dormer is necessary to generate the required space and/or provide sufficient height for the staircase. Most terraced houses will benefit from a rear dormer conversion (except in conservation areas where planning permission would probably not be granted for a large dormer and so ‘Velux window’ conversion may be the only option). Some styles of property will benefit enormously from extending the roof, e.g. a semi-detached property with a ‘hipped roof’ which we often convert with a gable-end and rear dormer. You can see an example of this in the 'sample plans' page.
+ My loft is a modern trussed roof - can it be converted?
Yes definitely, we do lots of these and there is no problem in converting a loft with a trussed roof.
Trussed roof
+ I’m tempted to cut corners!
Can I just board over my existing ceiling joists, fit some insulation & a loft ladder? Yes, if all you want is a storage space. If it's for "habitable" use (i.e people) then you must comply with Building Regulations which will involve new floor joists, a proper staircase, a couple of roof windows (and/or dormer if appropriate), plus insulation etc etc. Your loft conversion will then be fully legal and will add value to your property, while even a fantastic loft without Building Regulations approval will not.
+ Why do I need Building Regs approval?
Every loft conversion must have Building Regulations approval as it involves structural work and affects people’s safety, and involves fire regulations too. Unlike Planning Permission, Building Regulations will always be granted as long as the correct information is supplied.
+ Do I need Planning Permission?
Not necessarily. Usually there is quite a lot that can be done with a roof which is outside of Planning control (such work is known as "Permitted Development"). Most houses will benefit from the normal Permitted Development rights, under which certain developments can be carried out without the need for Planning permission. Such examples are a dormer on the back of a terraced or semi-detached house or bungalow, or with some types of roof a dormer or gable on the side. However, certain factors can affect your Permitted Development rights:
If you’re in a Conservation Area (or Area of Outstanding Natural Beauty / designated National Park) then any form of dormer (and sometimes even Velux windows) will need planning permission, and large dormers won’t usually be granted.
If your property is a flat or maisonette then you won’t have any Permitted Development rights, and so even a single Velux window will need planning permission.
If your property has been built in the last 20 years or so, sometimes the Permitted Development rights are withdrawn (which would otherwise exist by default) when the planning permission was granted for the property / estate, so this should be checked out first with the local planning department. Let’s assume that you DO have Permitted Development rights, that you’re not in a Conservation Area, AONB or National Park - here’s a really simplified version of the Planning rules. You will not need Planning permission to enlarge the roof of your house, provided:
It does not exceed the existing roof height
It does not project out of the front roof slope (i.e. a front dormer)
The external volume (of the part added on) does not exceed 50 cubic metres for a detached or semi-detached property, and 40 cubic metres for a terraced property.
Have a look at the ‘Sample Plans’ to see if your house type is shown, together with some examples of what can be done to create fabulous rooms in the loft.
+ Confused between Building Regs or Planning Permission!
What's the difference between Building Regulations and Planning Permission? Sometimes people use the term Planning Permission when they actually mean Building Regulations. The two are totally separate. Planning is mainly concerned with the external appearance of the proposal, and the overall extent of the development of the property. In contrast, Building Regulations are concerned with the 'nuts and bolts' of the conversion, e.g. structure, staircase details, fire regulations, insulation, ventilation, plumbing and so on.
+ What if I’m in a Conservation Area?
If you are in a Conservation Area (or Area of Outstanding Natural Beauty) then any form of dormer will require Planning permission, but if it’s designed properly with regard to the character of the building, then Planning permission will usually be granted.
+ How should I choose a building contractor?
It’s really important to get the right building company. Avoid the jobbing builder who says he’s done everything in the past – he may seem cheaper initially but may start adding on the extras when he gets into deep water! Best to use a loft specialist company. Some loft conversion outfits will provide a complete package which includes the plans etc. (we draw plans for several of the loft specialists anyway), and going this route can be fine as long as you're happy with the design, price and company reputation. Alternatively, coming to an outfit like Adams Attics first will enable you to keep your options open in respect of design scheme, price, and choice of contractor.
+ Can I also extend down the rear roof of my terraced house?
Yes you can, (called an L-shaped dormer as the flat roof looks like an “L” from above). It can generate additional space which could be an extra bedroom in the loft, or for location of the bathroom? This will need to stay within Permitted Development volume limits as planning permission would not normally be granted for this design. See 'Sample Plans' page for more information.
+ Do I need a Certificate of Lawful Development?
A Certificate of Lawful Development is a certificate from the Local Authority stating that planning permission is not required for your loft conversion. This is entirely optional, but in certain situations it can be well worth having. The application requires plans showing the existing and proposed elevations, together with a volume calculation for the dormer(s) and a statement demonstrating that the conversion meets all the requirements in order to be deemed Permitted Development. The process is actually fairly similar to a planning application, and can take up to 8 weeks to be issued. Ideally it wouldn’t be done to find out if planning permission is needed (which should be established beforehand), but in order to obtain the legal paperwork confirming that the conversion is Permitted Development.
+ What about the Party Wall Act?
If you have a detached property then this won’t apply to you. Otherwise any walls you share with an adjoining property (a “party wall”) which is involved at all in the building work will require you to serve a Party Wall Notice to that neighbour. Note that the Party Wall Act only relates to work involved with the party wall itself, and not to any other part of the conversion (e.g. the overall design or any overlooking issues etc) and is also separate to planning permission & Building Regulations requirements. Serving a Party Wall Notice on your neighbour can take the form of a simple letter, and that could pretty much be the end of it. But, if your neighbour insists, they have the right to appoint a Party Wall Surveyor who will draw up a document pertaining to the work involved with the party wall. Note that you (not your neighbour) will have to pay the surveyor’s fees. Further information can be found here.