madmack99

how much do they cost ruthly with a dorm and windows etc

can you do it on a council house

dojj

iTrader: (3)

depends if you can get permission really
then look out as the skys the limit

don't forget you need to do walls and fire safety and access etc to factor in before you start putting in a stronger floor etc and you've also got to get the rest of the structure restructured to support the shell of the foor

neighbour done it for just under £16k with a toilet and shower in there as well as extrending the foor to be square at the rear

Lee Reynolds

For a builder to do the lot its rarely under 18k for a semi.

danneth

change your builder

swerv

cousin is getting his done for around £20k on a 4 bed det.

righthooker

as said ,propper regulations job ,18k+





oh and i am a builder as is Lee

dovboy

i think lee is spot on,he aint talking a ramsey ladder and a floor for your
Scalextrics!!

costs a fortune for the insulation required on its own!

Turbo Pez

I think your find lee is a builder?

Lee Reynolds

Change me?

Lee Reynolds

Spot on, its rediculous the insulation in it now. Folk dont realise when they get the quote theres about 1500 quids worth in it plus fitting!

percybigun

depends if things like the floor joists need strengthening, if purlins need cutting, how complex the stair shape is, how big it is, how much work needs doing on the upstairs to fit a stair in etc

danneth

sorry didn't know you was a builder lee.. but IMO for a basic loft conversion 18k is very expensive, but everyone prices are different

danneth

lack of info on the quote ?

percybigun

i done the plans for one over a double garage at a place in suffolk, it was a piece of piss, it did include a stair, and the cheapest price we could get was £35k!

Lee Reynolds

Dont need to spec it into a quote when its clearly indicated on a detailed drawing

danneth

so do folk realise or not then p.s if your a builder why aren't you using me as your sparks

Lee Reynolds

Its not expensive in any way at all. I dont know where you get prices in your head from, but do a realistic take off from a loft conversion drawing and tell me where the profit comes from once everyone and everythings been paid for.

danneth

i get my prices from my dads company, who specalises in this kind of work

Lee Reynolds

People(customers) realise there is XX amount of kingspan in it as they see the drawing, but they dont realise what it costs. 100mm kingspan retails at about 35 quid per 2.4 x 1.2 sheet!

Lee Reynolds

Well if hes doing them cheaper than this good luck to him...

danneth

you only need luck when your starting out not when your established, im not saying there all cheaper lee some people like to have this and that obviously houses are very different in size, but from the first post just sounds like a basic one with a dorm and window

Lee Reynolds

Yeah but basic ones arent that much cheaper than a slightly more complex one as its the actual outlay of getting the loft habitable and getting access. Once all thats done then anything can be done at reasonable cost.

Anyways if hes happy with that then fine! Is he vat reg?

percybigun

not all houses are suited to it, i've looked at a few for feasibility and they are either too small, or roof too shallow, or too much structural work required, or losing a small bedroom to fit in a stair meaning gaining a crap-sized loft room wouldnt be worth it.

most can be converted though. as long as its not a flat-roofed house haha

also i've had to do a few plans for people to get retrospective building regs where they've had builders who didnt tell them about regs, and its a real PITA to put them right usually!

dojj

iTrader: (3)

we've got a massive loft space, but there is no where to put the stairs other than through the toilet or the box room so it's going to have to be a ladder and floorboards for now

percybigun

there is things you can get which are halfway between a stair and a ladder, so they are easier for getting up than a ladder and dont take up a load of space. also there is alternative tread staircases which save space, but i wouldnt like to navigate one after a few drinks. otherwise its spiral, but they aint cheap....

one of the problems with the stair is making it land somewhere in the loft which has 2m headroom. and quite often i have had people want to have 2 bedrooms up there but they dont realise the stair has to land between the 2 rooms. you dont want to be walking through one room to get to the other.