Attic Trusses

dantheman89

Hi all,

I have just purchased a new 3 bed semi-d with completion due later this year. The foundation has just gone in.

We asked the builder how much it would cost for the installation of trusses in the attic (instead of the ones in the plans - W trusses I believe) to save them having to be replaced in the future when we want to convert.

As a few people want it done the builder has agreed and quoted €3,250 incl. VAT to complete the service. a)Is this good value and b) Will it save us much hassle in the long run.

Any feedback would be much appreciated.

Thanks,
Dan

Dardania

Can't comment on the economics of it, however my folks did the same with a house they bought years ago - really made it easy for them to convert the attic to a room later when their funds allowed it.

In saying that, I'm not 100% that when they came to sell the house that they could sell it as another room e.g. the building regulations compliance wasn't there. Things like protected escape routes etc. How much does the first floor design lend itself to doing a proper room?:
http://www.environ.ie/sites/default/files/migrated-files/en/Publications/DevelopmentandHousing/BuildingStandards/FileDownLoad,1657,en.pdf

dantheman89

Dardania wrote: »

Can't comment on the economics of it, however my folks did the same with a house they bought years ago - really made it easy for them to convert the attic to a room later when their funds allowed it.

In saying that, I'm not 100% that when they came to sell the house that they could sell it as another room e.g. the building regulations compliance wasn't there. Things like protected escape routes etc. How much does the first floor design lend itself to doing a proper room?:
http://www.environ.ie/sites/default/files/migrated-files/en/Publications/DevelopmentandHousing/BuildingStandards/FileDownLoad,1657,en.pdf

Thanks for your feedback Dardania. We certainly have space to meet the regulations and it is something that we really want to do however, €3250 is a big hit buying a new house so I wonder if it would cost much more to have it done in the future. It is great to know that it saves a lot of pain down the line!

sky6

You should have asked the question before you purchased the property, Then you were more likely to get a more favourable answer.
What you're talking about having done is having a Cut Timber Roof fitted instead of the Truss Roof which is in the Builders Plans.
The price quoted isn't too bad when you consider it's most of a Weeks work for a Carpenter and Helper. 1500.00 Approx Then there's the heavier timbers to be purchased and worked. Plus new plans showing the Roof changes.
Health and Safety and the Builders time and trouble managing it all.
Don't assume just because it's a cut roof that it will be suitable for conversion in the future. You need to tell the Builder/ Carpenter what your plans are for the future. So as it can be constructed with that in mind.

DeeJunFan

to be honest i can't say how much it would cost to convert in the future but i think your builder is really sticking his hand in on this one.

I am building a detached 2 story house 330 m/2 and our attic trusses which have a 10m + span and the house is 14m wide with the addition of a porch and 5x5m sun room. Our attic trusses are coming in at 3700 (stg) for the entire house.

So unless your builder wasn't going to put anything up there then adding 3250 to your quote for a change in trusses which i cannot believe would even cost and extra 1000 euro is a bit cheeky if you ask me.

There isn't going to be much additional work for the roofer at this stage so its hard to justify.

But the builder is likely basing his costs more on what it will save you on conversion down the line more so than what it is actually costing him.

Its a bitter pill, if it were me id get a quote now for the conversion and even ring a truss manufacturer and ask about the potential cost of changing.

But the building has you, either pay now or potentially pay more later. But its not what i would call good value

Metric Tensor

He might be talking of using "Attic Trusses" vs "Standard Trusses" - I don't think we're talking about a cut roof in either option of this case.

I don't know the price difference but even if the attic is only going to be used for storage it is well worth doing. It's easy to take this step now and very very difficult in future so if you can extend to it now OP I'd go for it.

Gumbo

I think its a decent price and to get this done now will save you so much heart ache in the future!
Be great if you can get the Velux windows installed now too to avoid you cutting into an existing roof and envelope later too.

DeeJunFan

kceire wrote: »

I think its a decent price and to get this done now will save you so much heart ache in the future!
Be great if you can get the Velux windows installed now too to avoid you cutting into an existing roof and envelope later too.

It may be, i have never bought a house from a builder in this way and i would say some would likely charge more.

Just going by the prices i have, its doesn't seem good value to me.

dantheman89

Thanks everyone. From the builders perspective, they probably don't want to deter people from buying 4 beds in the same estate hence the higher price. My gut instinct is that it is worth the investment now. If not financially, time wise and for the mess it could cause having them replaced in the future. Plus for now I could put in a floor and use it for decent storage when the house is built.

DeeJunFan

dantheman89 wrote: »

Thanks everyone. From the builders perspective, they probably don't want to deter people from buying 4 beds in the same estate hence the higher price. My gut instinct is that it is worth the investment now. If not financially, time wise and for the mess it could cause having them replaced in the future. Plus for now I could put in a floor and use it for decent storage when the house is built.

As long as you are happy with it then its the way to go. I'm sure you will be happy when your in. Its just one of those situations were perhaps the price driver is more than cost. I hadn't thought of the 4 bed option, which would make a lot of sense.

I'm assuming they are more than 3 grand extra.

Hope it goes well for you.

D

Johnnyhpipe

Doesn't sound unreasonable to me. Besides, it will cost you multiples of this figure to convert in future.

BryanF

Criddy wrote: »

Why not try calling a truss company, for example, -snip-? They could give you a price and then at least you'll know the cost of materials.

Stop! Spamming this business name across the forum thanks

dantheman89

Johnnyhpipe wrote: »

Doesn't sound unreasonable to me. Besides, it will cost you multiples of this figure to convert in future.

It isn't for a full conversion just the trusses readied for conversion. It seems like I will not save money in the future based on quotes gotten yet it will save time and hassle. I just have to decide if it is within my initial budget or not.

Gumbo

dantheman89 wrote: »

It isn't for a full conversion just the trusses readied for conversion. It seems like I will not save money in the future based on quotes gotten yet it will save time and hassle. I just have to decide if it is within my initial budget or not.

You may not save money now, but you will for the future work.
Imagine when the time comes and you want to convert, and you have to strip the roof or punch large holes to get steel, new joists etc etc up there.

dantheman89

kceire wrote: »

You may not save money now, but you will for the future work.
Imagine when the time comes and you want to convert, and you have to strip the roof or punch large holes to get steel, new joists etc etc up there.

Thanks a good point, thanks! That's my problem as I don't know the full extent of the work involved. I am going to try negotiate the price or even get them to fit 2 velux windows and some other minor bits in the process to make it easier down the line.

Is there any other bits that would not cause the builder much hassle that I could ask to be done that will save time and money down the line?

Bonzo Delaney

If your going down that route with velux and the like, have a look at getting the water tank and plumbing put in an out of the way area it'll save re plumbing at a later date. And also make sure the wiring is laid between the joists not ran over the joists. Other wise you will have to counter batten the floor. Minor things really but make a conversion so much easier in the future.

murphaph

Do velux windows not need planning permission? If so, I'd be surprised if the builder is up for that hassle for one house. Could be wrong though. Anyway, if you're only half considering a conversion later then make your budget stretch now. Save on your kitchen or something else you'll probably renew in the next 10 years or so. Buy cheaper furniture or whatever. This is so worth doing now if you can.

We had a similar discussion about "to cellar or not to cellar" and I'm so glad we did. It's already useful space and we haven't moved in yet!

Gumbo

murphaph wrote: »

Do velux windows not need planning permission? If so, I'd be surprised if the builder is up for that hassle for one house. Could be wrong though. Anyway, if you're only half considering a conversion later then make your budget stretch now. Save on your kitchen or something else you'll probably renew in the next 10 years or so. Buy cheaper furniture or whatever. This is so worth doing now if you can.

We had a similar discussion about "to cellar or not to cellar" and I'm so glad we did. It's already useful space and we haven't moved in yet!

Velux to the rear are exempt under section 41H