Advice on Attic Converions

Beffy

I am looking for some advice on an attic conversion (not for a bedroom).

We have had several builders out to give quotes on a conversion, each builder has had a different opinion on what the best way into the attic is.

We live in a timber frame house with the staircase right in the middle of the house.

Builder A thinks we should go into one of the double rooms instead of going through our en-suite. This particular builder has a great website and a lot of different albums on attic conversions his company have done. The thing that is stopping us from going with him is that he said he won't give us a structural engineers cert as in his opinion, he doesn't usually need them as he's been doing timber frame attic conversions for so long.

How important is this and will it lead to problems if we don't have it when it comes time to sell this house?

Builder B wants to put the new staircase above our existing staircase, we are worried this could have a tunnel like effect when using the existing staircase. We don't see how this can pass building reg's but he seems to think it will. This builder has said they will give us a structural engineer cert signing off on the job.

Both builders have quoted the same price. We prefer Builder A's plan but are worried about him not giving a structural engineer's sign off.

Any advice would be greatly appreciated!

Outkast_IRE

Beffy wrote: »

I am looking for some advice on an attic conversion (not for a bedroom).

We have had several builders out to give quotes on a conversion, each builder has had a different opinion on what the best way into the attic is.

We live in a timber frame house with the staircase right in the middle of the house.

Builder A thinks we should go into one of the double rooms instead of going through our en-suite. This particular builder has a great website and a lot of different albums on attic conversions his company have done. The thing that is stopping us from going with him is that he said he won't give us a structural engineers cert as in his opinion, he doesn't usually need them as he's been doing timber frame attic conversions for so long.

How important is this and will it lead to problems if we don't have it when it comes time to sell this house?

Builder B wants to put the new staircase above our existing staircase, we are worried this could have a tunnel like effect when using the existing staircase. We don't see how this can pass building reg's but he seems to think it will. This builder has said they will give us a structural engineer cert signing off on the job.

Both builders have quoted the same price. We prefer Builder A's plan but are worried about him not giving a structural engineer's sign off.

Any advice would be greatly appreciated!

Use builder A but sort your own structural engineer to liase with him on his plans and sign off any work.

If you don't get the structural engineer to certify if you ever go to sell the house or for any reason need an insurance claim there may be issues.

Gumbo

Beffy wrote: »

I am looking for some advice on an attic conversion (not for a bedroom).

We have had several builders out to give quotes on a conversion, each builder has had a different opinion on what the best way into the attic is.

We live in a timber frame house with the staircase right in the middle of the house.

Builder A thinks we should go into one of the double rooms instead of going through our en-suite. This particular builder has a great website and a lot of different albums on attic conversions his company have done. The thing that is stopping us from going with him is that he said he won't give us a structural engineers cert as in his opinion, he doesn't usually need them as he's been doing timber frame attic conversions for so long.

How important is this and will it lead to problems if we don't have it when it comes time to sell this house?

Builder B wants to put the new staircase above our existing staircase, we are worried this could have a tunnel like effect when using the existing staircase. We don't see how this can pass building reg's but he seems to think it will. This builder has said they will give us a structural engineer cert signing off on the job.

Both builders have quoted the same price. We prefer Builder A's plan but are worried about him not giving a structural engineer's sign off.

Any advice would be greatly appreciated!

Why would you rely on a builder to provide an engineers certificate?
Engage your own independent engineer that will look after your interests.

Beffy

Thanks for the replies.

We assumed the builder organising the structural engineers report was standard as most builders that we spoke to included this in their price.

Any idea of a ball park figure to get an independent structural engineer to sign off on this?

650gs

Most builders work with engineer's on a regular basis so they would recommend one, and you can not sell or remortgage with out one also if both of you pass away and family have to sell the house do to a will etc they will have to get one its a legal document and goes with the deeds of your home.
Prices vary as most engineer's will do a deal if a builder uses him all the time I charge approx 12,000 for an attic including the cert I'm usually charged around 400 euro, but I put a lot of work his way.
Hope this helps

Gumbo

Beffy wrote: »

Thanks for the replies.

We assumed the builder organising the structural engineers report was standard as most builders that we spoke to included this in their price.

Any idea of a ball park figure to get an independent structural engineer to sign off on this?

Its not about just signing off on it, its about satisfactory supervision during the build and adequate design before the build.
Dublin area can be got for approx 1k plus vat.
That includes site inspection and structural drawings.

shane6977

Never rely on a builder to plan out your attic conversion (or any other major alterations to your house for that matter).

Engage a good local architect or architectural technologist to design your conversion, they will take all issues into consideration: access/egress, fire stopping/escape, insulation, ventilation, planning permission (if required) etc. Make sure you engage them to supervise the works on site and not just for the design and to give you an opinion on compliance.

You will also need a structural engineer to design the changes to your roof structure and to strengthen your existing ceiling, which will become an intermediate floor in the converted attic. You structural engineer will also give you an opinion on compliance for any structural elements of the work.