If you had to ballpark price this common enough roof extension...

... Or at least I think the proper title would be 'roof extension' anyway? Maybe it's got an actual name?

It seems to be a common way of adding height to the ridge of the roof for an attic conversion, and making the attic space more usable.

Could anyone guess roughly what you'd pay for this, and who would do it (ie; what tradesman?). I'm still up to my eyes with other house stuff, but i'd love to do this at some point so would like to get a rough idea on whether it's realistic or not to consider.

(I presume it would also require planning, even though it's to the rear of the house?)




Google Maps Link:
https://www.google.ie/maps/@53.3983487,-6.1575673,3a,47y,332.68h,93.34t/data=!3m6!1e1!3m4!1sEvbJw1EQMOK1-tUo1CX9cQ!2e0!7i13312!8i6656



I presume it wouldn't be mental money (or no one would do it?)

DOCARCH

Planning permission definitely required.

Lumen

I think they are shed dormers.

Compare to flat roof dormer and dog house /gabled dormer.

It seems like the ridgeline is actually higher than that of the original house. Awful.

Gumbo

I hate them.
They are difficult to get Planning for.

I wonder if they actually have Planning and if they do, the only thing I can think that helped them was that they are backing into a main road and not another house.

Planning required as you know so budget for those costs.
To do the works then I would imagine about 20k-22k. Give or take.

kceire

kceire wrote: »

I hate them.
They are difficult to get Planning for.

I wonder if they actually have Planning and if they do, the only thing I can think that helped them was that they are backing into a main road and not another house.

Planning required as you know so budget for those costs.
To do the works then I would imagine about 20k-22k. Give or take.

This is entirely speculative on my end, but based on the houses I see them on, it seems to always be council estates. In Drogheda, if you fired out too many kids, the Council would offer to build an extension or move you to a bigger house (the system at work! :rolleyes: ).

I wonder is this a 'dublin council' thing. They all seem quite uniform in terms of the materials used and such. Maybe if you needed an extra bedroom then the Council would do this to your attic space?

Considering prices on boards are generally a tad higher than in real life (in my experience. but then again, I'm Drogheda based, not dublin) then 20-22k seems alright, price-wise.

Gumbo

Deleted User wrote: »

This is entirely speculative on my end, but based on the houses I see them on, it seems to always be council estates. In Drogheda, if you fired out too many kids, the Council would offer to build an extension or move you to a bigger house (the system at work! :rolleyes: ).

I wonder is this a 'dublin council' thing. They all seem quite uniform in terms of the materials used and such. Maybe if you needed an extra bedroom then the Council would do this to your attic space?

Considering prices on boards are generally a tad higher than in real life (in my experience. but then again, I'm Drogheda based, not dublin) then 20-22k seems alright, price-wise.

The photos you linked are Grange Abbey in the Clongriffin/Donaghmede area so deffo dublin Council. Generally the council will not build you an attic conversion as 99% of them do not meet the building regulations for an extra bedroom, so they are privately built on private houses from my experience.

Price wise, we throw a ball park that includes VAT etc but many posters do come back and state I got mine built for less, not disclosing the fact that it may have been a cash price, done some works themselves or not fully finished etc

Calahonda52

Deleted User wrote: »

This is entirely speculative on my end, but based on the houses I see them on, it seems to always be council estates. In Drogheda, if you fired out too many kids, the Council would offer to build an extension or move you to a bigger house (the system at work! :rolleyes: ).

I wonder is this a 'dublin council' thing. They all seem quite uniform in terms of the materials used and such. Maybe if you needed an extra bedroom then the Council would do this to your attic space?

Considering prices on boards are generally a tad higher than in real life (in my experience. but then again, I'm Drogheda based, not dublin) then 20-22k seems alright, price-wise.

Thats a pretty sweeping statement: do you always pi$$ in on such contributions

Calahonda52

Calahonda52 wrote: »

Thats a pretty sweeping statement: do you always pi$$ in on such contributions

I honestly don't know what to make of that post to be honest. In my experience, as I stated, prices on boards are almost always quoted higher than I encounter in real life.

I then qualified that with stating I'm Drogheda based, not in Dublin (as many posters here would be Dublin based and pay more inflated prices as a result).

I've always made it clear to people that assist me that I genuinely appreciate it. I've often posted nonsensical and vague threads here to try to get my head around things, and after a few replies I'd have a much better understanding of what way to approach projects I'd be considering or potential pitfalls therein.


I'm not sure what your intended contribution to this thread is. I made a comment, I didn't insult anyone.

kceire

kceire wrote: »

The photos you linked are Grange Abbey in the Clongriffin/Donaghmede area so deffo dublin Council. Generally the council will not build you an attic conversion as 99% of them do not meet the building regulations for an extra bedroom, so they are privately built on private houses from my experience.

Price wise, we throw a ball park that includes VAT etc but many posters do come back and state I got mine built for less, not disclosing the fact that it may have been a cash price, done some works themselves or not fully finished etc

I would wonder if the building regulations perhaps didn't apply when these were built (late 80s / early 90s i'd hazard a guess?). Are the regulations newer, perhaps?

From looking at the ones i posted in the OP, the window arrangement makes it look (to me) like theres both a bedroom and a bathroom up there.

I see what you mean regarding price. I'd imagine cash deals are struck a lot or perhaps mates rates for friends or repeat customers or the likes (or, as you say, incomplete finishes).

I'd actually be very curious to the number of extensions and the likes that simply don't get finished as money runs out on them. I'd imagine it's common enough that they over-run on price so much that small details and finishing get neglected (until a time when it's more feasible to do them).

But because they get done after-the-fact, people still quote the original price (that never included the finishes) when talking about it.

goz83

It’s not a council thing. The people who live in those houses are owner occupiers, not council tenants.

Planning is needed for them, but I don’t know if they have planning. I could only find one with pp on that road.

Gumbo

Deleted User wrote: »

I would wonder if the building regulations perhaps didn't apply when these were built (late 80s / early 90s i'd hazard a guess?). Are the regulations newer, perhaps?

From looking at the ones i posted in the OP, the window arrangement makes it look (to me) like theres both a bedroom and a bathroom up there.

I see what you mean regarding price. I'd imagine cash deals are struck a lot or perhaps mates rates for friends or repeat customers or the likes (or, as you say, incomplete finishes).

I'd actually be very curious to the number of extensions and the likes that simply don't get finished as money runs out on them. I'd imagine it's common enough that they over-run on price so much that small details and finishing get neglected (until a time when it's more feasible to do them).

But because they get done after-the-fact, people still quote the original price (that never included the finishes) when talking about it.

Building regulations are around since 1992.
Building bye laws were in force before that.

These dormer extensions would have been built relatively recent in my opinion. 20 years give or take.
The 1995 OSI maps don’t show the dormers so they have been constructed after 1995 imo.

C3PO

DOCARCH wrote: »

Planning permission definitely required.

kceire wrote: »

I hate them.
They are difficult to get Planning for.

I wonder if they actually have Planning ...

Hard to believe that Planning would be granted for them today? In my opinion they are incredibly ugly!

C3PO

C3PO wrote: »

Hard to believe that Planning would be granted for them today? In my opinion they are incredibly ugly!

Ah I'm sure you could dress them up a bit to look a bit nicer. Even just pebbledash them or such to tie them in with the existing house.

The PVC/plastic type look that they have in the pics I posted does them no favours.

super_sweeney

not sure if this is the right place but i will ask. So I did an attic conversion to my house during the build phase at the time the builder said he would not change the planning permision from 3 bed to 4 bed as it was to much hassle for him. Instead it could be counted as a 3 bed with storage space. I have not chnaged the roof or increased the size of the house at all if that makes sense. 

They put in two velux windows some flooring walls ect and it now makes a bedroom. Is there any sense other than for when selling to change it from a 3 bed with "storage" space to a 4 bed? If i do want to change it how do I do it? as the work has been done already

thanks

Mellor

Technically, what the builder built wasn't in accordance with the planning permission. It's all a bit late now to try and change that.
It's probably wise to say you build the house first and then converted the attic to a bedroom as exempt development.

From a sale point of view, it's now a 4 bed, regardless of planning.

However if you ever sell, you'll need to proved that the attic conversion complies with building regulations. It's not a 3 story house, and therefor need a fire protected stairway.

the_syco

Lumen wrote: »

It seems like the ridgeline is actually higher than that of the original house. Awful.

I wonder if that is to make a percentage of the room the legal height of a room?

Lumen

the_syco wrote: »

I wonder if that is to make a percentage of the room the legal height of a room?

Maybe. Of all the rules to bother with...

Looking at the gable end, the siding is parallel to the roof. So it's actually a flat roof dormer with an extra pitch at the front matching the angle of the main roof.