Basement Conversion

kilclon

Hi all,

New user looking for advice.
I am in the process of buying a 2 story over basement townhouse in North Dublin City Center.

There are 2 rooms on each level (1 front, 1back) and a small extension off ground level at the back which needs to go.

The room dimensions are:
Basement -Front 5.5 x 3.5 Back 4 x 3.75,
Ground -Front 4.3 x 3.5 Back 4 x 4 Hall 7.8 x 1.25
First -Front 5.7 x 3.5 Back 4 x 4,

My intention is to put stairs down to the basement from the street and convert it into a flat for rental purposes and to live on the other two floors myself.
Many other houses on the street already have stairs to their basements from the street.

The house is a shell and needs quite a bit of refurbishment, (windows, doors, insulation, re-plaster walls, heating, plumbing, rewiring, new floor in basement, ceilings, sandblast and repoint brickwork).

So my main concern is the basement. I was wondering if anyone has any experience with them and can give me advice on any pitfalls I need to avoid, what I need to do to comply with fire safety regs, planning permission for conversion, ventilation, insulation, heating system etc.

Thanks in advance.

BryanF

kilclon wrote: »

Hi all,

New user looking for advice.
I am in the process of buying a 2 story over basement townhouse in North Dublin City Center.

There are 2 rooms on each level (1 front, 1back) and a small extension off ground level at the back which needs to go.

The room dimensions are:
Basement -Front 5.5 x 3.5 Back 4 x 3.75,
Ground -Front 4.3 x 3.5 Back 4 x 4 Hall 7.8 x 1.25
First -Front 5.7 x 3.5 Back 4 x 4,

My intention is to put stairs down to the basement from the street and convert it into a flat for rental purposes and to live on the other two floors myself.
Many other houses on the street already have stairs to their basements from the street.

The house is a shell and needs quite a bit of refurbishment, (windows, doors, insulation, re-plaster walls, heating, plumbing, rewiring, new floor in basement, ceilings, sandblast and repoint brickwork).

So my main concern is the basement. I was wondering if anyone has any experience with them and can give me advice on any pitfalls I need to avoid, what I need to do to comply with fire safety regs, planning permission for conversion, ventilation, insulation, heating system etc.

Thanks in advance.

start here:
technical guidance documents
Housing/BuildingStandards/
Planning regulations/
but you need to employ an architect

kilclon

Thank you Bryan, very helpful. I know its the wrong forum but how much would an Architect likely charge for such a job?

BryanF

kilclon wrote: »

Thank you Bryan, very helpful. I know its the wrong forum but how much would an Architect likely charge for such a job?

honestly one would have too weigh up what's involved.. I'm in cork so I'm not looking for the work:), but I'd suggest you get 3 quotes and take it from there....trust me when I say that whatever it costs it will save you money in the long run... best of luck with the project

kilclon

I'll start looking for a few locals so. Any one who wants to, please feel free to pm me recommendations.

kilclon

I found out today that part L of the building regs are changing at the end of the month. I won't have my planning in before then. I wonder how much harder it will be to comply?

BryanF

kilclon wrote: »

I found out today that part L of the building regs are changing at the end of the month. I won't have my planning in before then. I wonder how much harder it will be to comply?

the new 2011 TGD part L Conservation of Fuel and Energy will require a 60% energy reduction on 2005 building regulations. It involves more planning of your BER at the initial stages, to considered how you will comply.

We are now heading for a target of zero carbon in use by 2020 according to Hogan 7 July 2011

This is going to be your home, so renovate to as high a standard as you can! this is out of a recent magazine

Carlow52

If the OP makes a self contained habitable unit out of the basement, assuming the stairs down from the street is the only access point, how will he comply with the accessibility requirements, or do they apply?
I dont know but its important giving his plans

BryanF

Carlow52 wrote: »

If the OP makes a self contained habitable unit out of the basement, assuming the stairs down from the street is the only access point, how will he comply with the accessibility requirements, or do they apply?
I dont know but its important giving his plans

the certifying architect must make a judgement on whether compliance can be achieved:

In the case of material alterations or
change of use of existing buildings, the
adoption without modification of the
guidance in this document may not, in all
circumstances, be appropriate. In
particular, the adherence to guidance,
including codes, standards or technical
specifications, intended for application to
new work may be unduly restrictive or
impracticable. Buildings of architectural or
historical interest are especially likely to
give rise to such circumstances. In these
situations, alternative approaches based
on the principles contained in the
document may be more relevant and
should be considered.

2010 TGD M

An explanation of material alteration:

Material alterations, the regulations apply in full to the works which comprise the material alterations and in addition apply to the existing building to the extent that no new or greater contravention of the building regulations should arise as a result of the material alterations

longfordcoco interpretation

Carlow52

B, thanks for that.

Mellor

There are also exceptions for some units based on number and size.
For example a duplex/townhouse can only be accessed via a stairs. It's too much to insist on a lift for one unit, so the stairs is deamed to satsify ambulant disabled accessibility.

Accessibility, does not always mean wheelchair access.
Only at ground floor.

psychward

Did you scope out the townhouse and it's neighbourhood a few weeks ago when half of Dublin was flooded out ? Is it near any water sources or streams underground or otherwise ? Buyer beware... especially if your purchase includes a basement ! Problems with flooding could also mean a basement conversion or indeed the whole house (but thats a separate issue) would be practically uninsurable in the future.

kilclon

Thanks all for your comments,
Bryan, I understand what you are saying and it was my intention to renovate to high standards but wasn't sure if this would now involve installation of anything I hadn't foreseen. I am a bit wary of new technologies; as in, I don't want to be a guinea pig for anything which isn't yet mainstream.
Hopefully, what I had intended would have been up to the new standards anyway.

I am meeting an architect today which should help clear some things up.

psychward, I went down and inspected the house after the flooding and it was fine. The house is close to the Royal canal, on the city side, but thankfully, wasn't affected by the floods.

kilclon

Since I last posted we have changed our plans for the house (purchase has just gone through). We are now going for a single house over 3 floors. Basically we wanted more space for ourselves so we can incorporate a gym and office.
I have however, since my last post, discovered that the house has in fact flooded in the past, due to sewage backflow from a combined sewer. I believe the problem can be tackled effectively by the use of such items as non return valves, tanking, and submersible pumps.
A quick google search brought me to two companies who specialize in such equipment. I was wondering if any one here has advice on the subject or can recommend where I could go for advice (by pm obv) on how to solve the problem.
Cheers