Attic Conversion

antodeco · 16-09-2012 9:49am #1

Hi all,
Looking for an average cost of an attic conversion. It's in Dublin, and sizewise it's one of the original council houses (1959s built) in the likes of Ballyfermot/Crumlin etc.

It's to be made into a bedroom so there would be a need for two skylights and a small enough stairs.

Thanks

muffler · 16-09-2012 12:31pm

No idea of costs but if you go the front page here of the forum and in the "search this forum" box (located top right) type in "attic conversion" and this will bring up a few past threads on the topic.

i note that you are proposing to include a bedroom and you say you want "a small enough stairs" I would recommend you have a read at this leaflet.

antodeco · 16-09-2012 5:53pm

Thanks! I had a search but being on the mobile not the easiest to navigate! I'll have a read over what you linked.

muffler · 16-09-2012 5:58pm

No problem, I just typed that in myself and hey presto

munich · 02-10-2012 3:09pm

antodeco wrote: »

Hi all,
Looking for an average cost of an attic conversion. It's in Dublin, and sizewise it's one of the original council houses (1959s built) in the likes of Ballyfermot/Crumlin etc.

It's to be made into a bedroom so there would be a need for two skylights and a small enough stairs.

Thanks

<SNIP>

Mod note: Account has been closed so I suspect a little porky has been told

frankosw · 11-01-2013 3:08pm

Had my attic done with one skylight,a pulldown stairs,flooring,insulation behind palsterboard.moving the tank etc for 2000 recently. Did a very good job too.

dmca77 · 11-01-2013 11:58pm

frankosw wrote: »

Had my attic done with one skylight,a pulldown stairs,flooring,insulation behind palsterboard.moving the tank etc for 2000 recently. Did a very good job too.

Who done this for you?
Seams a good price.

DOCARCH · 12-01-2013 8:44pm

dmca77 wrote: »

Seams a good price.

Yeah. Way too good!

fealeranger · 12-01-2013 9:41pm

frankosw wrote: »

Had my attic done with one skylight,a pulldown stairs,flooring,insulation behind palsterboard.moving the tank etc for 2000 recently. Did a very good job too.

That sounds extremly cheap. Was this for labour and material? How big was the attic?

650gs · 14-01-2013 12:47am

frankosw wrote: »

Had my attic done with one skylight,a pulldown stairs,flooring,insulation behind palsterboard.moving the tank etc for 2000 recently. Did a very good job too.

This is impossible

650gs · 14-01-2013 12:53am

This would cost you 12,000 euro that includes stairs, 2 large velux windows, 1 small velux window to let light to the stairs, steel to support the roof/floor all plumbing,laminate flooring and painted.
Also included is the cert most important for selling or borrowing on the house.

frankosw · 16-01-2013 10:38am

fealeranger wrote: »

That sounds extremly cheap. Was this for labour and material? How big was the attic?

The attic is quite large...it was a 1960's council house in north duiblin.

Price was inclusive of flooring,plasterboard,the velux window,two electrical points and an overhead flourescent light. The pulldown staircase now i recall was another 300 so it was 2300 altogether not 2000 as i originally stated. I can provide pics if anybody wants top see em.

DOCARCH · 16-01-2013 8:07pm

frankosw wrote: »

Price was inclusive of flooring,plasterboard,the velux window,two electrical points and an overhead flourescent light. The pulldown staircase now i recall was another 300 so it was 2300 altogether not 2000 as i originally stated. I can provide pics if anybody wants top see em.

Any insulation, structural works/steel beams, additional floor joists, vents at eaves and ridge, engineer/architect opinion on compliance......?

Despite what you have said/confirmed, still sounds too good to be ture - and - that's being honest (not begrudging).

Galego · 06-02-2013 11:45am

frankosw wrote: »

The attic is quite large...it was a 1960's council house in north duiblin.

Price was inclusive of flooring,plasterboard,the velux window,two electrical points and an overhead flourescent light. The pulldown staircase now i recall was another 300 so it was 2300 altogether not 2000 as i originally stated. I can provide pics if anybody wants top see em.

May I ask you to pm the person/company who carried this work for you?

Cheers.

purplerain1 · 26-02-2013 4:42pm

yes i got a quote from somebody & it came in around 2000 euro.this was for staire,two velux insulation & the other usal bits,but when we mentioned a cert they never came back to us.If this is not certified your whole roof structure can come down.They hadnt said anything about steel beams.Too cheap = big problems in the future.

charlie3 · 27-02-2013 4:17pm

Purplerain1
I'm in the building game over 13 years Even with my Trade discount in My local builders providers And with building the stairs myself from scratch
2000€ Would not even cover the cost of materials ! Would love to hear what insulation thay were using Just for the crack ,

purplerain1 · 02-03-2013 12:45am

we only want a hobby room up in attic with two velux & pull down stairs it wont be used as bedroom. its for my son who has autisium & he is crazy about trains SO we are only looking for basic job but i have those triangler beams in center of attic,so i know the structure has to be altered.dos any body have an idea how much just to get the structure work done witch i think needs steels put in.Then maybe we could do the other work later on ourselves.Any information would be grateful.

DOCARCH · 02-03-2013 7:24am

purplerain1 wrote: »

.....so i know the structure has to be altered.dos any body have an idea how much just to get the structure work done witch i think needs steels put in..

First stop should be a structural engineer.

Poor Uncle Tom · 02-03-2013 9:43am

Putting steel into any attic conversion is a major problem, even getting any good length of purlin in can be tricky. If you are considering a pull down stairs, you are talking about getting steels through a trap door! or do you punch a hole in the roof to get them in? factor in that cost as well, and probably height hire to get it up there.

One little item (steel) can push costs up by 20 - 30%.

The main points to be considered in any attic conversion:
The proposed use,
Structural stability,
volume of conversion to likely work load,
access,
can existing joists take new floor usage?
is counter battening needed for insulating at rafters?
lighting/ventilation/windows,
Building Regulations for the remainder of the structure outside of the converted attic,
Insulations/ventilation/heating,
electrics,
finishes,
Structural engineer,
planning permission,
certification.

If all of the above is not taken account of during a conversion, I would be advising any potential buyer of such a property to walk away. Interfering with any part of the structural envelope of a building by any novice is inviting trouble. To suggest that you can get any attic space converted to present Building Regulations, by any building contractor, for €2,000 is just silly.

purplerain1 · 02-03-2013 11:16am

thanks for reply

Lauriemono · 06-08-2013 9:38pm

Just been quote €8,500 for attic conversion. One guy 3 weeks labour and he will supply list of material he will need for the entire job which we have to get ourselves. What do you think of this price will supply a cert and structural engineer to check.

nopopehere · 07-08-2013 8:30pm

€8,500 for labour ? materials including stairs which must be 800mm wide to comply with building & fire regulations €850.00, steel beams <SNIP> €650.00, fire resistant insulation between the suspended flooring joists in the dwarf walls (above the structural steel beams)150mm even though the conversion would be classed as storage only. joisting, stud work, flooring, hard insulation between the roof rafters, insulation backed plasterboard for the gable walls, electrics l.e.d downlighters,a mains operated smoke detection alarm,all relevent plumbing,with a plaster skim finish, an "exempt from planing" cert. ( a legal document, which must accompany your deeds,€7,500.00
Totals €17,500.00 should be €13,450.00. the labour is too expensive.

Mod edit: Do not state the size of structural steel. Read the forum charter please

Lauriemono · 09-08-2013 10:14am

nopopehere wrote: »

€8,500 for labour ? materials including stairs which must be 800mm wide to comply with building & fire regulations €850.00, steel beams <SNIP> €650.00, fire resistant insulation between the suspended flooring joists in the dwarf walls (above the structural steel beams)150mm even though the conversion would be classed as storage only. joisting, stud work, flooring, hard insulation between the roof rafters, insulation backed plasterboard for the gable walls, electrics l.e.d downlighters,a mains operated smoke detection alarm,all relevent plumbing,with a plaster skim finish, an "exempt from planing" cert. ( a legal document, which must accompany your deeds,€7,500.00
Totals €17,500.00 should be €13,450.00. the labour is too expensive.

Mod edit: Do not state the size of structural steel. Read the forum charter please

No it's 8,500 for everything he's a friend of our neighbours and did there attic aswell

Rodney1111 · 17-03-2014 2:46pm

Lauriemono wrote: »

No it's 8,500 for everything he's a friend of our neighbours and did there attic aswell

I am looking to have my attic converted to a bedroom with full set of stairs and two velux windows, the size is 5.5 meters by 4.8 and the tank would have to me moved, can anyone give me a number of a builder that they have used before for the same as I have got three quotes and all are above 14,000 but looking to have it done for around 10k. I live in Dublin 11

BryanF · 17-03-2014 2:50pm

Rodney1111 wrote: »

all are above 14,000

well then that what it costs!!!

Rodney1111 · 17-03-2014 3:46pm

Brian, the first quote I got was 16,300 the next was 14,200 and the last I got was 14,900, but my brother had his done about a year ago for 9,500 the same house as mine and he got a grate job done but he lost that guys details so I am shopping around to try get it for around 10k if I can.

Gumbo · 18-03-2014 10:40am

Rodney1111 wrote: »

I am looking to have my attic converted to a bedroom with full set of stairs and two velux windows, the size is 5.5 meters by 4.8 and the tank would have to me moved, can anyone give me a number of a builder that they have used before for the same as I have got three quotes and all are above 14,000 but looking to have it done for around 10k. I live in Dublin 11

Rodney1111 wrote: »

Brian, the first quote I got was 16,300 the next was 14,200 and the last I got was 14,900, but my brother had his done about a year ago for 9,500 the same house as mine and he got a grate job done but he lost that guys details so I am shopping around to try get it for around 10k if I can.

Im based in D11 and INHO, you will not get an attic conversion with full stairs and compliant with Building Regulations for under 10k.

Have you taken into account the fact you are now creating a second storey onto the house and the implicationa of Part B of the Building Regulations that will affect it ie. Fire Doors, Protected escape etc

Rodney1111 · 18-03-2014 11:58pm

Thanks for you reply kceire,

I was asking my brother in law who is a carpenter did he know of a builder to do the job for me and he said we should give it a go our selves, I am a plasterer by trade myself but haven't lifted a trowel in about nine years and he is not busy, I had a look on the web and got some quotes regarding fitting RSJs and looked up the building regulations regarding attic conversions for fire rates, fire doors, and so on, I also spoke an engineer who said he would come and look at the works twice during the work once at the start and tell me what needs to be done to comply with building regulations to get it certified and once at the end for a cost of 575 + VAT and issue a cert so I am going to give it a go myself.
I will let you know how it go's.

Gumbo · 19-03-2014 6:22pm

Rodney1111 wrote: »

Thanks for you reply kceire,

I was asking my brother in law who is a carpenter did he know of a builder to do the job for me and he said we should give it a go our selves, I am a plasterer by trade myself but haven't lifted a trowel in about nine years and he is not busy, I had a look on the web and got some quotes regarding fitting RSJs and looked up the building regulations regarding attic conversions for fire rates, fire doors, and so on, I also spoke an engineer who said he would come and look at the works twice during the work once at the start and tell me what needs to be done to comply with building regulations to get it certified and once at the end for a cost of 575 + VAT and issue a cert so I am going to give it a go myself.
I will let you know how it go's.

Best of luck Rodney.
Please keep us informed of what the guy tells you that has to be done to meet the regulations.

Also bear in mind you have the Construction Product Regulations too.

SCOOP 64 · 19-03-2014 6:37pm

Back in 2006, i got a quote for a attic conversion, large attic ,for 2 rooms ,2 velux windows, and supplied and fit stairs.
he came round and took all measurements, then a week later got the quote in post, €57,000, i think he was so busy back then he just didn't need the work.

Galego · 19-03-2014 11:58pm

SCOOP 64 wrote: »

Back in 2006, i got a quote for a attic conversion, large attic ,for 2 rooms ,2 velux windows, and supplied and fit stairs.
he came round and took all measurements, then a week later got the quote in post, €57,000, i think he was so busy back then he just didn't need the work.

57k?? Old good days!! :-) :-)

Johny 8 · 28-04-2014 11:34pm

are people really converting attics for 9-12k to building standards inc fire doors etc??
95% are our work is for architects (so we are not competing with low prices) but we wouldnt touch an attic conversion for under 25-30k inc architects costs! are things really gone that bad???

Richard tea · 28-04-2014 11:39pm

Johny 8 wrote: »

are people really converting attics for 9-12k to building standards inc fire doors etc??
95% are our work is for architects (so we are not competing with low prices) but we wouldnt touch an attic conversion for under 25-30k inc architects costs! are things really gone that bad???

25-30k seriously:eek: I have heard the standard is 10-14k and thats from 3 year ago. I would imagine its cheaper now.

Johny 8 · 28-04-2014 11:41pm

jesus the specs and quality must be minimal for that money!

Handsandtools · 29-04-2014 12:23pm

Richard tea wrote: »

25-30k seriously:eek: I have heard the standard is 10-14k and thats from 3 year ago. I would imagine its cheaper now.

No, prices are going up, new requirements etc.

Galego · 29-04-2014 12:25pm

30k will get you a house pretty soon in this country never mind an attic conversion.....

wildlifeboy · 29-04-2014 12:37pm

30k??? I could get an extesion for that price.

DOCARCH · 29-04-2014 2:45pm

Richard tea wrote: »

I would imagine its cheaper now.

How do figure that one?

Rodney1111 · 29-04-2014 9:52pm

Hi Kceire, Just got my compliance cert today happy days, finished my attic conversion two weeks ago and we done a grate job and all came in under 8k but that's not including the time I spend on it 14 days total, and we started last week on a friend of mine that lives on my road who had a look at mine.

wildlifeboy · 30-04-2014 9:34am

Rodney1111 wrote: »

Hi Kceire, Just got my compliance cert today happy days, finished my attic conversion two weeks ago and we done a grate job and all came in under 8k but that's not including the time I spend on it 14 days total, and we started last week on a friend of mine that lives on my road who had a look at mine.

wow bargain.. can you give us a breakdown of the costs?

Gumbo · 30-04-2014 10:30am

Rodney1111 wrote: »

Hi Kceire, Just got my compliance cert today happy days, finished my attic conversion two weeks ago and we done a grate job and all came in under 8k but that's not including the time I spend on it 14 days total, and we started last week on a friend of mine that lives on my road who had a look at mine.

Did you put in fire door sets? Provide fire escape from the attic room? Upgrade the fire detection and allow for a protected escape route to ground floor exit from the attic? Then you also have to upgrade the doors from all habitable rooms that exit onto that protected escape route.

If so then you done very very well! Best of luck and enjoy!

wildlifeboy · 30-04-2014 4:14pm

"Provide fire escape from the attic room?"

i dont quite follow that. Does that mean a fire escape at the back of the house....of course not so how do you provide fire escape. its just a standard attic stairs down to the landing isnt it.

Richard tea · 30-04-2014 4:21pm

DOCARCH wrote: »

How do figure that one?

I figure labor costs are down. More lads more keen for work as the boom days are gone. Although I have heard building materials have gone up in price.

Out of interest, 25k was quoted earlier. Anyone in the game care to give a rough breakdown on material costs for this 25k spend. Lets imagine is a basic bog standard attic conversion, nothing fancy, Stairs, 2 velux windows & 4 basic power point installs, No toilet. How much of the 25k goes on materials?

Gumbo · 30-04-2014 5:45pm

wildlifeboy wrote: »

"Provide fire escape from the attic room?"

i dont quite follow that. Does that mean a fire escape at the back of the house....of course not so how do you provide fire escape. its just a standard attic stairs down to the landing isnt it.

The attic room must have 2 fire escape in accordance with part B.
The first is the protected stair case down to the exit at ground floor and it also must have an escape window in the room itself to Part B standards.

Rodney1111 · 01-05-2014 12:32pm

The steel cost 1070 fitted, stairs were 1400 fitted by a friend of mine, tool hire 350 to 400 and all other materials 2 velux windows, insulation, timber, plaster boards and plaster were around 3000, 300 for a plumber to move the water tanks 750 for the electrics with 5 down lights smoke alarm 2 double sockets and a TV point, 130 for A fire door I didn't change the other doors and my brother and brother in law helped me most days for 500 each so around 8,000 but cost me 525 for the compliance cert and my own time also not in the costs.

Richard tea · 01-05-2014 1:04pm

Rodney1111 wrote: »

The steel cost 1070 fitted, stairs were 1400 fitted by a friend of mine, tool hire 350 to 400 and all other materials 2 velux windows, insulation, timber, plaster boards and plaster were around 3000, 300 for a plumber to move the water tanks 750 for the electrics with 5 down lights smoke alarm 2 double sockets and a TV point, 130 for A fire door I didn't change the other doors and my brother and brother in law helped me most days for 500 each so around 8,000 but cost me 525 for the compliance cert and my own time also not in the costs.

Brother & brother in law 500 each:eek: Pizza and a six pack if it was me:p

Gumbo · 01-05-2014 2:12pm

Rodney1111 wrote: »

The steel cost 1070 fitted, stairs were 1400 fitted by a friend of mine, tool hire 350 to 400 and all other materials 2 velux windows, insulation, timber, plaster boards and plaster were around 3000, 300 for a plumber to move the water tanks 750 for the electrics with 5 down lights smoke alarm 2 double sockets and a TV point, 130 for A fire door I didn't change the other doors and my brother and brother in law helped me most days for 500 each so around 8,000 but cost me 525 for the compliance cert and my own time also not in the costs.

So it wasnt built to current Building Regulations

I hope for god, if a fire does occur, your insurance assessor doesnt notice.

Are the Velux windows at least installed as per Part B of the Building Regulations?

BryanF · 01-05-2014 5:41pm

Rodney1111 wrote: »

Just got my compliance cert today happy days,

what type of certification? what type of PI cover was provided? are you sure its not just a structural cert you have? or planning cert?

Rodney1111 wrote: »

130 for A fire door I didn't change the other doors

should we assume there is only one habitable room (ie one fire door required) of the escape stairs/hall/corridor/landing?

Sofa King · 28-05-2014 10:59pm

What would the average cost be for a attic conversion (to a bedroom) in a bog standard 3 bed semi detached house in Galway be these days?

Hale · 29-05-2014 8:58am

I paid 9000 euro for mine i have a 3 bed semi just one big open plan room roof lights etc

TheDriver · 01-06-2014 10:28pm

if the attic conversion is a proper stairs etc but only used for "storage" i.e. not going to be used as a bedroom, does one still need to have the escape route through the house??

Attic Conversion

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