Loft conversions/planning permission

[moomoo]

I've not heard good things about these loft conversion companies - apparently it is better to get a decent builder in instead.

A neighbour had a loft converted by one of these companies. When they had finished he tried to turn the light on - nothing. After much investigation it turned out that they hadn't actually put any electrical wiring to the plugs and light sockets Among other things he had to grout (sorry don't know the technical term) the top tiles on the roof himself (and it looks a right mess!).

It was that bad that some DIY show (or could have been Watchdog) were coming to have a look

 

[pk]

cool

hope you never need to sell then

well, didn't really do anything structural, what was a dusty loft with only beams to walk on is now properly floored out and insulated, panelled and functional as a utility room... We had the chimney removed to make the room bigger and added a Velux window.

It's added value to the house, and saves us from losing heat, there's even spacefoil behind the plasterboards to trap warmth now, and as long as we stay there five years, proof of planning permission isn't required for a sale... At least I believe that is the case.

 

[shakespearegirl]

moo thats exactly what I am afraid of. Were your friends in London? If so, can you find out who they were so I can avoid them!!

Friends of mine had similarly dreadful experience. The conversion co told them they didn't need planning permission when they did, started work without signed contracts and when they fell out the company left them with a hole in the roof...

 

[Cid]

Well this is why it's often worth shelling out that little bit extra for an architect, they're covered by all sorts of regulations... Architect's code (from ARB):

* Act with integrity at all times

* Provide adequate resources when undertaking professional work

* Promote their professional services in a truthful and responsible manner

* Carry out their work faithfully and diligently, with due regard to the relevant standards

* Have regard both to their clients' interests and to conserving and enhancing the quality of the environment

* Maintain their professional service and competence in areas relevant to their work

* Execute the requirements of any contract with due care, knowledge and attention

* Ensure the security of moneys entrusted to their care

* Hold adequate and appropriate professional indemnity insurance

* Manage their personal and professional finances prudently

* Organise and run their professional work responsibly, and have regard for the interests of their client

* Deal promptly and appropriately with disputes or complaints relating to the professional work either of themselves or their practice

* Promote the standards laid down in the Architects Code

 

[shakespearegirl]

This is a bump to see if anyone can recommend a builder/loft conversion company in the Brixton area.

I have done all the planning permission/party wall permission.

I've had 10 builders round, managed to get quotes off 4 of them which vary wildly - going up by over 100%, unfortunately the most reasonable ones can't start till next year...

 

[Errol's son]

An architect will vary depending on what his role is and this will also affect his liability...

Is he just going to draw up a plan and get the necessary approvals from planning and building regs or is he also going to administer the tender process, draw up a contract between you and the builder and act as contract administrator during the building phase conducting periodic valuations and checking the work is of a good quality?

An architect can charge in a number of ways... typically they take a percentage of the build cost but they can also work on a time charged basis (not recommended in my book) or work out some other means of remuneration.

An architect can be good if you know nothing about building and want to palm the whole thing off too a professional. He can advise on the contract and where cost savings can be made all pre contract when this sort of thing needs to be planned. He will also work in your interests so although it will probably cost more to do the build with an architect you have much less chaance of things going badly wrong or the build taking longer than anticipated and an architect carries PI insurance so if things did go tits up suing him is better than suing a fly by night contractor.

If you want to go the builder route and not use an architect I would recommend using a builder who is a member of the Chartered Institute of Building and use a proper contract.

If you want to save money I have pm'd you a local builder who will do a good job cheaply - I worked for him briefly - but as I said in my PM you will not know when he will start or when he will finish - but you will get a good job once it is done!

 

[Private Storm]

We've had a few quotes off of various companies, and as you say, they all vary wildly. The cheapest one is actually doing a loft conversion very similar to what we want just up the road, but by all accounts they've had an ABSOLUTE (clue to company ) 'mare.

 

[WouldBe]

velux are ok so long as they won't over look a public right of way or someone elses property etc

Why?

There is no right to privacy in a public area.

 

[waterloowelshy]

Depends on the building but pretty much anything that has an effect on the external appearance (and trust me people can be right arses about this kind of thing) could require permission.

you do not need planning permission for inserting windows (not dormers) in a building that is not listed and not in a conservation area.

 

[shakespearegirl]

We've had a few quotes off of various companies, and as you say, they all vary wildly. The cheapest one is actually doing a loft conversion very similar to what we want just up the road, but by all accounts they've had an ABSOLUTE (clue to company ) 'mare.

That's what I am afraid of....

ES - thanks I will pm you back.

 

[Superape]

you do not need planning permission for inserting windows (not dormers) in a building that is not listed and not in a conservation area.

In many cases Velux windows are fine even in conservation areas as the roof is not usually visible from the street.

You can convert lofts to be additional rooms and bypass the need for a full staircase or the whole fire regs malarkey. You can not advertise said room as a bedroom.