A loft conversion is an increasingly popular home improvement project. Converting your loft room into a usable living space can help you expand your family and have more room to work or play. A loft conversion can also increase your property's value, by an average of 10% - 25%. So it can be a worthwhile investment. But how much does a loft conversion cost? On average, you could expect to pay between £15,000 and £80,000 which is a pretty wide range. This is because there are a variety of factors that impact the cost of a loft conversion. Read on for your detailed guide to loft conversion costs.
If you are thinking of converting your loft, the Loft Crew can help. We will work with you to design a loft conversion that meets your needs and we will keep you informed of the predicted costs from the very beginning. If you are working with a budget, we can help you to create a loft conversion that fits perfectly. And if you want to go all out and create the loft conversion of your dreams, we can make that happen.
Likely the biggest predictor in the cost of a loft conversion is the type of conversion. Loft conversions come in a wide variety of forms, some of which require very little construction work and others that drastically alter the shape and size of the loft space. The larger the loft conversion and the more construction work and materials needed, the greater the average costs.
Roof light or Velux loft conversions are the most inexpensive and least invasive type. The roof isn't altered in any way, apart from the addition of roof light or Velux windows.
The roof light windows are installed along the roof line as a way of maximising the natural light in the space. For a pitched roof, they will sit on the pitch and can allow for a pleasant view of the sky.
Often, roof light windows can be opened which can increase the ventilation in the loft space. Ventilation can often be an issue in lofts because they weren't designed to be living spaces and also because of the additional insulation that is needed to keep them warm.
Planning permission will usually not be needed for this type of loft conversion.
Even though the roof structure isn't being altered, changes will still need to be made internally for the loft conversion to meet building regulations. This will include the installation of a staircase, new flooring, insulation, etc.
The basic loft conversion cost for a roof light conversion is £15,000 - £30,000.
Dormer loft conversions are the most popular type. They strike a good balance between cost and function. A dormer loft conversion will create additional space in your loft, including headroom, which can make the room much more comfortable.
A box-shaped structure with a flat roof is constructed to extend out of the existing pitched roof so that its walls are at 90 degrees. Vertical dormer windows are added to flood the room with natural light. The top of the structure is in line or lower with the highest point of the existing pitched roof. This gives the space within it the maximum amount of head height without extending beyond the original roof.
Because the dormer loft conversion doesn't extend beyond the highest point of the existing roof, planning permission usually isn't required.
Dormer loft conversions are versatile. They can be constructed in such a way as to take advantage of the natural shape of the property. If there is a rear extension, for example, then an L-shaped dormer can continue the box structure onto that extension.
Types of dormer loft conversions include:
The average cost of a dormer loft conversion can vary because there is a lot of scope for personalisation. You could expect to pay between £30,000 and £45,000. For exceptionally large dormers, the cost could be up to £60,000.
A hip-to-gable loft conversion is a type of dormer conversion that you will usually see on a semi-detached house. Semi-detached properties will often have a hipped roof. This means that all four roofs slope downwards and there is no gable (vertical side of the roof).
With a hip-to-gable loft conversion, a hipped roof is raised to a vertical angle to create space for a flat-roof dormer. This converts the hipped roof into a gable roof.
A hip-to-gable loft conversion will increase loft space considerably and provide a large amount of head height which will make the room more comfortable. Dormer and roof light windows can be added to increase the natural light.
Like dormer loft conversions, hip-to-gable loft conversions will not go higher than the highest point of the existing roof, so it won't require planning permission in most cases.
The average cost of a hip-to-gable loft conversion is between £40,000 and £50,000.
You may not have given much thought to the way your roof's rafters were constructed but it can make a big difference to how easy it will be to create a loft conversion.
Traditional rafters are added to the building on-site to create the roof structure. A more modern technique that is gaining popularity, however, is a trussed roof. The roof timber structure is premade and is added to the building in one go.
This has the function of using 40% timber and also serves to tie together the structure of the entire building, not just the roof itself.
Installing a loft conversion in a traditional roof is fairly simple because the individual rafters can be moved or replaced. With a trussed roof, however, this is more complicated because individual rafters can't be moved.
What this can mean in practice is either the loft conversion will have to work around the rafters in place, which can mean it has to be smaller, or the entire structure will have to be removed and replaced.
The cost of a truss loft conversion will depend on the type you are having constructed. The extra challenges of a trussed roof could mean that it is a smaller and less expensive project or it could make it a bigger and more expensive one.
A mansard loft conversion is one of the most ambitious, and often most expensive, loft conversions. Named after the 17th Century French architect, Francois Mansart, a mansard loft conversion involves the creation of almost an entire additional storey to the property.
This is achieved by creating an extension across the entire plane of the roof. It changes the sloping roof to an almost vertical side (at least 72 degrees) and it usually has a flat roof. Dormer windows are created which extend from the roof to create additional light and space.
This type of loft conversion truly maximises the additional space, both in terms of floor loft space and head height.
Mansard loft conversions will almost always require planning permission because they significantly alter the roof shape and structure.
A mansard loft conversion costs more than a standard dormer. You could expect to pay between £45,000 and £70,000.
A piggyback loft conversion is less common than most and is the most extensive loft conversion available. It involves removing the roof entirely and extending the perimeter walls by 1.3 metres. The new roof is then placed on top.
A piggyback loft conversion or loft extension will create a room that is true to standard room sizes. Something almost impossible to achieve with other types of loft conversions. You will get a normal, comfortable amount of head height and the room's shape and structure will be large and fully usable.
If your existing loft doesn't have the dimensions to make a usable loft space, then a piggyback loft conversion can be a good idea. The guidance is that you need at least 2.2 metres (but ideally 2.4 - 2.5 metres) of space between the top of the floor joists and the bottom of the ridge timber. Once the insulation is in place, this would give you around 2 metres of head height in the loft space.
For some properties, these dimensions aren't possible. One option is to lower the ceiling height of the room below. But this won't always work and it could make using the room below less comfortable.
Raising the roof with a piggyback loft conversion removes the head height issue entirely and will guarantee you a habitable space.
Piggyback loft conversions will always require planning permission because they are changing the height of the roof.
A piggyback loft conversion will require extensive construction work and can cost between £50,000 and £80,000.
Loft conversion prices don't always tell the whole story. There will often be additional costs associated with a loft conversion that can push the price up further. Many of these are associated with the legal side of extending your home.
Most loft conversions don't require planning permission. Planning permission is the approval that you receive from your local planning authority for building and construction work. There is a provision, however, for permitted development rights. These allow for extensions, including loft conversions, to be made to your property without needing to apply for permission.
A loft conversion would usually come under permitted development rights. For it to meet this criteria, it would need to:
A basic loft conversion with roof lights up to a dormer or hip-to-gable loft conversion would all fall within these stipulations. A mansard or piggyback loft conversion would not be because of the extensions that they make to the roof. For these, you would need planning permission.
You will also often need planning permission if your property:
Some listed buildings will also need permission to construct a loft conversion.
Uncover more: Do You Need Planning Permission For Loft Conversions
If you do require planning permission for your loft conversion, there are a few costs associated with it.
The cost of submitting a householder planning permission request for a single home is:
There is also a £53.33 service charge for submitting your planning application documents to the online portal.
You can apply for pre-application advice from your local planning authority and you will be charged for this but the exact amount will vary from council to council. It can be worth the cost, however. Finding out about potential issues that could lead to your planning application being rejected beforehand can mean that you only need to submit once and you won't need to go through the appeals process.
It can also help to bring in planning consultants to ensure that the plans and applications are likely to succeed. This can cost anywhere from £300 up to £1,000.
If your planning application is rejected, then you can appeal. But this can be a costly process. You can expect it to cost between £1,000 and £3,000 at a minimum.
All loft conversions will need to abide by building regulations even if they don't require planning permission. Before you begin work, you should get detailed plans drawn up to submit to your local council building control. If the plans are in line with building regulations then they will give you the green light to go ahead with the construction.
Once the loft conversion is complete, then a building surveyor will examine the loft conversion. If it meets building regulations, then you will be given a Completion Certificate.
Some of the aspects that building regulations cover will include:
The costs of a building regulations application for a loft conversion will vary depending on your local council, but you can expect to pay approximately:
An architect can be used to draw up plans for the loft conversion. This will ensure that it meets building regulations and make it much more likely for the plans to be approved. But it can be costly. Hiring an architect for a loft conversion will usually cost between £2,000 and £8,000.
Architectural plans will also help with your planning application if your loft conversion needs permission.
A structural engineer is always required for a loft conversion. Because you are making changes to the roof and load-bearing walls, it is important that the design is assessed for safety and to ensure that the entire structure will remain sound. You can expect to pay between £750 and £2,200 depending on the complexity of the project.
Discover more: Do I Need An Architect For Loft Conversion
If you are constructing a terraced house loft conversion or a semi-detached house loft conversion, then you will need to consider your neighbours with whom you share a wall.
A shared wall is known as a party wall and you and your neighbour jointly own it. Any major changes to the party wall need to be approved by both owners. For the most part, small changes like drilling a hole to hang a picture don't require approval. But major changes that could impact your neighbour will always need their permission.
While a loft conversion will mainly affect the roof area of your property, it will almost always impact the party wall as well. This is because the party wall is a load-bearing wall. Some of the ways it could be impacted include:
At least two months before you begin work on your loft conversion, you will need to send your neighbour a Party Wall Notice. And this needs to be in writing.
After this, your neighbour will have 14 days to respond. They can either consent or refuse to consent to the loft conversion. In some rare cases, your neighbour may send you a counter Party Wall Notice requesting additional works to be completed. If they do, you will need to either consent or refuse to consent in writing.
If your neighbour doesn't respond at all, this is a refusal to consent.
If you get a refusal to your Party Wall Notice, then you will need to appoint a surveyor. Ideally, this would be an Agreed Surveyor who will work on both your and your neighbour's behalf. In some cases, however, your neighbour could request an individual surveyor for themselves, which you will have to pay for.
If you have individual surveyors, they will each assess the properties and the plans for the loft conversion to determine what the best course of action is. Both surveyors will be impartial and will be focused on ensuring that the best interests of you and your neighbour are served.
If they can't agree, then a third surveyor can be appointed to make a decision.
Dig deeper: Do I Need A Party Wall Agreement For Loft Conversion
Sending a Party Wall Notice is free. There isn't a specific form that has but you can find a template on the the .gov website. It should include:
If your neighbour refuses to consent to the works, you will need to hire at least one surveyor. On average, using a surveyor for a party wall agreement will cost around £1,000. This cost can increase if your neighbour wishes to have their own surveyor, which you will need to pay for.
A loft conversion company like the Loft Crew can help you to manage these additional costs. You can think of it as a one-stop shop for everything loft conversion-related.
With architects on hand for the design stage of the project, you can be sure that the plans and architectural drawings will be at the correct standard to meet building regulations approval and planning permission approval (if needed).
The company will also manage applying for building regulations approval and any subsequent visits from building control. They will bring in a structural engineer to ensure that the design plans are safe and if a party wall agreement is needed, they will manage the Party Wall Notice and hire a surveyor (if you receive a refusal).
All of this will be included in the cost, so you won't be surprised by any additional fees. If you would prefer that someone else project manage for you, this is a good option. Loft conversions are pretty common nowadays so it can be easy to forget that they are a big project. Making structural changes to a building will mean managing experts and dealing with the local council from the beginning of the project to the end. And if this isn't something that you do day-to-day, it can be a lot.
Loft conversions aren't cheap. Even a basic loft conversion will set you back at least £15,000. And a more extensive loft conversion can take you up to £80,000. Are they worth the high cost?
That depends on what you want out of your loft conversion. Many people choose to have their loft converted as their family grows or they need more space for other reasons. Increasing the space in your home can be much cheaper than moving to a bigger property.
The cost of moving house alone is close to £12,000. That's before you factor in the extra price of a larger property. Some studies show that it costs around £68,000 to upsize from a two-bedroom property to a three-bedroom one. This takes you up to the £80,000 highest price of a loft conversion.
So the vast majority of loft conversions will be tens of thousands of pounds cheaper than moving to a larger house. And if the type of property you are moving into is on the more expensive side, then it could work out much cheaper to convert your loft than to move, even at the highest loft conversion price point.
You can also think of the value that a loft conversion will add to your property. You can expect it to add between 10% and 25% to your property value. This could give you a profitable return on your investment if you ever decide to sell.
Gain insights: How Much Value Does A Loft Conversion Add
We are a specialist loft conversion company with decades of experience in helping people create the perfect loft conversion for them. Our design team will work with you to design a cost that gives you the extra space you need, that works with the existing building, and that has the look you want.
We have architects on hand to ensure that these plans will meet building regulations and planning permission approval and we will manage any additional experts that are needed, such as structural engineers or surveyors. We will also complete and submit all applications to the local planning authority on your behalf and will be their point of contact for the project.
Our team of experienced contractors will translate these plans into reality to create a beautifully designed and constructed loft conversion. After it is complete, we will ensure that detailed inspections are done and that the conversion has final sign-off from building control.
You will be kept fully informed of all costs from the beginning of the project to the end and we will work closely with you to make sure that we stay within the budget that you set.
Loft conversions can be a relatively expensive home improvement project but the cost can vary quite dramatically. The average loft conversion costs can go from £15,000 all the way to £80,000 depending on the size and complexity of the project. This can still be a cheaper option than moving to a larger property, however, and a loft conversion can significantly increase the value of your home.
