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loft conversion?

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hi, just wondering if anyone knows roughly how much a dormer loft conversion would cost? we'd need a staircase installing too. also if anyone could recommend any reputable builders in west Yorkshire w… Read More
Juejue2005 Avatar
3m, 2w agoPosted 3 months, 2 weeks ago
hi, just wondering if anyone knows roughly how much a dormer loft conversion would cost? we'd need a staircase installing too. also if anyone could recommend any reputable builders in west Yorkshire who could do this sort of thing it'd be much appreciated! thanks
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Juejue2005 Avatar
3m, 2w agoPosted 3 months, 2 weeks ago
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#1
dependant on square footage that the loft will become. Staircase installation is where the money is at, youll be looking at £5k-7k for the staircase, for the loft itself, depending on size, could be anywhere from 3k with a simple velux, or 6k with additions, a ladder is a cheaper alternative and doesnt class the attic as another bedroom
#2
If you do get a loft ladder, I'd recommend these people...
http://www.laddersandscaffoldtowers.co.uk/acatalog/Loft-Ladders.html
#3
ouch 5-7k for staircase is a bit excessive isn't it. I would have said around 1k for a stair case the whole dormer should be around 10k/15 depending on the your area. would be cheaper to do without the dormer extension around 5k to 10k I know it's not very helpful with the massive difference but u get a lot of different pricing due to materials and the amount of work required in ur house different types of house in different areas.
#4
I would suggest between £30-40k if done properly.
#5
as per jdowner, you're looking at circa £30k for a decent job. I originally expected 10k when I wanted to do mine but had to abandon those plans!
#6
Made to measure stairs are around £2000. I see eBay has some good offers though for less.. I took my roof off and had trusses made... Cost me 1000s but I extended to. A good architect will give you an idea of cost so start there.
#7
MynameisM
ouch 5-7k for staircase is a bit excessive isn't it. I would have said around 1k for a stair case the whole dormer should be around 10k/15 depending on the your area. would be cheaper to do without the dormer extension around 5k to 10k I know it's not very helpful with the massive difference but u get a lot of different pricing due to materials and the amount of work required in ur house different types of house in different areas.

He's having a laugh at that sort of money for a staircase. Providing the trimmed opening is prepared. That's the opening in the ceiling to take the staircase here are the staircase costs. All prices are excluding vat.

Straight flight = £300 or
3 tread winder = £700 or
6 tread winder = £900
Balustrading = £250
Installation = £800 / £1000

Worst case scenario for a double winder is 900 + 250 + 1000 + Vat so approx 2.5k for a softwood staircase. Most staircases we do for loft conversions are a 3 tread winder and a builder will install cheaper than the company I work for. It all depends on the going, rise and headroom as to what will fit. All loft conversions for bedrooms has to be to building regs and be signed off by a building inspector.
#8
jdowner
I would suggest between £30-40k if done properly.


you building an attic or a full bloody extension??
#9
If you want to find e decent reputable builder in your area give your local MKM depot a call and ask to speak to the Manager. They will have some builders who they will recommend. I know a decent builder who does a lot of work around the Goole and York area but not sure if he will venture further away.
#10
30-40k excessive. Itll cost you between 10-15k to do it, 10k cheaply 15k with some fancy additions lol
#11
Smartguy1
MynameisM
ouch 5-7k for staircase is a bit excessive isn't it. I would have said around 1k for a stair case the whole dormer should be around 10k/15 depending on the your area. would be cheaper to do without the dormer extension around 5k to 10k I know it's not very helpful with the massive difference but u get a lot of different pricing due to materials and the amount of work required in ur house different types of house in different areas.
He's having a laugh at that sort of money for a staircase. Providing the trimmed opening is prepared. That's the opening in the ceiling to take the staircase here are the staircase costs. All prices are excluding vat.

Straight flight = £300 or
3 tread winder = £700 or
6 tread winder = £900
Balustrading = £250
Installation = £800 / £1000

Worst case scenario for a double winder is 900 + 250 + 1000 + Vat so approx 2.5k for a softwood staircase. Most staircases we do for loft conversions are a 3 tread winder and a builder will install cheaper than the company I work for. It all depends on the going, rise and headroom as to what will fit. All loft conversions for bedrooms has to be to building regs and be signed off by a building inspector.


my price was based on the fact they were enquiring so there is probably no oppening to the loft currently, creating the access and fitting a staircase will be 5k easily
#12
Cost will depend on the size of your loft and currant insulation and trusses. But to do it to building regs so that the house can be sold with it as a room it won't be cheap.
#13
thanks everyone, sounds like I just need to get a quote. At the moment it's just a loft space with a ladder. I'll let you know how much we're quoted!
#14
I would be more concerned with the extra weight. All houses are different.
#15
chappersndave
Smartguy1
MynameisM
ouch 5-7k for staircase is a bit excessive isn't it. I would have said around 1k for a stair case the whole dormer should be around 10k/15 depending on the your area. would be cheaper to do without the dormer extension around 5k to 10k I know it's not very helpful with the massive difference but u get a lot of different pricing due to materials and the amount of work required in ur house different types of house in different areas.
He's having a laugh at that sort of money for a staircase. Providing the trimmed opening is prepared. That's the opening in the ceiling to take the staircase here are the staircase costs. All prices are excluding vat.
Straight flight = £300 or
3 tread winder = £700 or
6 tread winder = £900
Balustrading = £250
Installation = £800 / £1000
Worst case scenario for a double winder is 900 + 250 + 1000 + Vat so approx 2.5k for a softwood staircase. Most staircases we do for loft conversions are a 3 tread winder and a builder will install cheaper than the company I work for. It all depends on the going, rise and headroom as to what will fit. All loft conversions for bedrooms has to be to building regs and be signed off by a building inspector.
my price was based on the fact they were enquiring so there is probably no oppening to the loft currently, creating the access and fitting a staircase will be 5k easily

Your estimate is still excessive. Creating an opening and trimming back is relatively quick and easy to do and doesn't require a great mass of materials. It's a day or so work for two men. Creating the opening only consists of removing existing plasterboard, cutting back the existing joists and doubling up of the joists around the trimmed area, depending on the type of property. If existing trusses are in the way as could be the case on new properties then this will have a cost associated to it however on older properties they can be virtually truss free with all weight of the roof imposed on two longitudinal purlins. I am assuming in your costs you are allowing for items that are classed as builder's works and does not come under the scope of staircase supply and install. The preparation of any trimmed area is classed as builder's works in a scope of works as would be any roof strengthening, creating the dormer etc etc. It is all builder's works. Give any staircase manufacturer a call about installing a staircase and they will all state "Supply and install to trimmed opening".
#16
£30k-40k is realistic. If you are moving water tanks and pipe work. Amended trusses. Add some load bearing steels. A dormer, stairs some heating, maybe a bathroom. Insulate and plaster lighting decorate and flooring. Some fire doors for the bedrooms below. Bye bye £30k+
#17
It is worth doing if you can afford it. I had mine done and cost me around £40k. This included the velux windows, bathroom fittings and furnishings, radiators etc.
#18
jdowner
£30k-40k is realistic. If you are moving water tanks and pipe work. Amended trusses. Add some load bearing steels. A dormer, stairs some heating, maybe a bathroom. Insulate and plaster lighting decorate and flooring. Some fire doors for the bedrooms below. Bye bye £30k+

Not to mention possible upgrade of the ceilings to the bedrooms below and walls on the existing stairs. Some older houses will not have plasterboard ceilings in the first floor bedrooms although a plasterboard layer over the joists in the loft before floorboards go down should suffice. I am just refurbishing a house at present and the ceiling boards on the first floor are some kind of fibre board. it's like a hard board and certainly won't have any fire rating. The escape route which will also consist of the existing stairs will need to be a fire corridor, i.e it is fire protected should there be a fire in a first floor bedroom. Escape windows are not required on the loft conversion as it is deemed to be too high to jump from safely.

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