Building a second storey on a bungalow

Archaeoliz

We're in the process of buying a 1930s standard construction bungalow (i.e. Not cast concrete) which we'd like to add a second storey to if we can. We haven't examined the foundations and will be engaging an architect, get a structural engineer and a QS etc to see its feasibility and whether it will get planning (rural location) in our case. What I'm wondering is whether a system similar to that used in Canada adding modular timber frame second storeys to bungalows would work here? I've found a few companies doing it but here's an example: (snip)

Archaeoliz

Apologies as I'll presume the link wasn't acceptable. Basically they're a building company which take the existing roof off, strengthen the new floor and put on a pre fabricated timber frame modular second storey and new roof. I can't find any comparable examples here so was curious as to whether there was a reason why. Building regs? I really don't know.

Metric Tensor

I have seen it done on a house once.

The engineer in charge was the same Engineer that originally designed the house so he was comfortable with the foundations that were in place and knew the ground floor wall structure well.

It is usually very difficult to go straight from bungalow to two-storey because the layout and shape of a bungalow is usually quite different from that of a two-storey house - but it is possible.

It might be easier to look into converting to a "Storey and a half" option. That would involve a smaller amount of extra wall and major alterations to the roof to fit in dormer windows and pitched ceilings upstairs. To all intents and purposes this would be like a supersized attic conversion.

Obviously it will need planning permission and an assessment of the foundations. - In the 1930s foundations were not in any way akin to what we use nowadays so your plan may be dead in the water from the very start!

cork2

Hi there, we have actually done this on three or four projects. I've seen three outcomes,

1. dug test holes to examine the foundation and found that it was only 4" thick. The building was condemned, knocked and rebuilt two storey.

2 dug test holes, examined steels beam and lintels etc and the engineer was happy out. The job progressed without a hitch,

3.Dug test holes, examined the foundation and the existing foundation was underpinned and in the case of steel columns inside the structure ground beams were cast on top of the piles and we continued.

I'm not trying to put a downer on you dream house but you really won't know where you stand until your architect and engineer start surveying and designing. In these jobs there's always little things cropping up and changes to be made. The one thing I'll say is from a financial point of view make sure you have a few bob set aside in case a problem crops up, something that couldn't be seen until the ripping and tearing starts.If there is an issue which is structural then fixing it won't be optional. If it's not spent it's easy to pump this money back into the finishes at a later stage.

Metric Tensor

cork2 wrote: »

If there is an issue which is structural then fixing it won't be optional.

..... and almost certainly won't be cheap!!!

Archaeoliz

Thanks both - yup we recognise that it's potentially not a go-er but it was an interesting option to explore and that's why I'm asking here for the moment. Great to hear that it has been done, but we won't be putting all our eggs in one basket.

Basically the roof of the bungalow is all over the place, you've got bits of pitched roof and bits of different slope, plus a random bit of hipped roof and flat roof which is inaccessible to maintain. The engineer who surveyed it said it was in good condition but could do with being rationalised as part of the project. So the thought process developed from there of the most sensible solution is a whole new roof and design (plus all appropriate planning, engineering etc etc) and if we're doing that should we look at other options to increase the living space at the same time. We're just scoping out options and trying to learn from others experiences.

Last house we renovated was a 17th century thatched cottage so yup, I can relate to the contingency fund point!!

We're buying the place for it's location and the plot rather than the house as it is.

Cork2 - for the projects you proceeded with what did you use for the new superstructure? Was it timber framed? I was looking at modular panels online which looked like a sensible option but going from conservation renovation to this is quite a different prospect. The reason I was interested in the modular was because they were lighter for older foundations rather than purely cost. Of course the budget's finite but we do recognise the importance of putting in a good quality structure and spending money on insulation, heating (considering geothermal at the moment - again not cheap but we intend to be in the house for the long term) and most importantly to us a good design. Rearranging the space was much less of an option in a stone cottage, but here the possibilities are comparatively endless....

galwaytt

It's been done here, and once the substructure is good adding the 2nd storey in a timber system is straightforward . Have seen several done.