Feasibility of Attic Conversion (A2 New Build)

Garzard

Not sure what area of the forum this belongs, but mods feel free to move if it's best for another category in C&P.

We bought a new A2 3-bed semi last year, and are already thinking of future improvements since space is relatively limited. I'm interested in having the attic converted as a home office and entertainment room. However, as we've only just moved in, we wouldn't be making any changes for another 4-5 years. 

I'd envisage the budget to be €25,000-€30,000 maximum. No intention of including an extra ensuite or dormer - Velux windows would be all. We plan on installing solar later in the year. 

We have an Air to Water system and bathroom ventilation. It's been hard to find a definitive answer on whether attic conversions on new homes such as this can be done to a full standard, or should be completely avoided so as to protect the BER rate and the heating system's efficiency? 

(Edit that it's also a trussed roof - maybe it shouldn't / can't be done either for this reason?)

Another problem is that the landing for a start - as you can see from the photo, has no space on its own to accommodate a loft stairs. While I wouldn't personally mind the stairs extending out of the box room, say from the alcove area and with a door at the attic entrance, I'm not clear on whether fire and safety regulations allow this. The alcove in the box room (photo attached) has an area of about 1.20 m².

Would there also be implications later for the box room as a result of this, if it ever came to selling the house? My understanding is that it would lose its status as a bedroom, due to stairs extending out of it?

Onto the attic, having measured, the maximum height is 2.80m; overall area is about 58m². Photos attached inside of the structure. 

I understand it'd be best to get it assessed properly down the road, but would much appreciate any advice here to clarify.

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Padre_Pio

For fire safety you'd need to have a door either at the top or bottom of the stairs, so your new loft conversion is isolated from the landing.

Personally, I prefer a door at the top, and I'd take out the wall to that box room entirely, and have a larger landing you can make a feature of.

For the attic, you'll need to remove the trusses and I don't know how that works from a structural point of view.

Biker1

https://www.boards.ie/discussion/2058329544/feasibility-of-attic-conversion-a2-new-build

As it is a trussed roof don't even consider converting it to a habitable space. Might take your €30000 alone for the structural work.

Garzard

https://www.boards.ie/discussion/comment/121570303#Comment_121570303

I assumed going by how common conversions are on houses nowadays that most are relatively easily done. I guess they're only really suitable for cut roofs in that case? Several sites I read through didn't imply trussed roofs being a problem to convert, but do require engineering supervision, and no mention of structural costs other than the ≈€30,000 being what you'd expect for a full finish.

Penn

https://www.boards.ie/discussion/comment/121570741#Comment_121570741

A lot of the time attic conversions with truss roofs aren't that complicated once they're properly designed and detailed to transfer the loading from the roof and new floor down through the structure. The structural requirements are fairly standard. However going by your photos, the external wall appears to be ICF (insulated concrete framework), and you have a timber party wall between you and your neighbour. This will significantly complicate the structural work required, compared to standard blockwork external & party walls. So yes, the structural works could be quite costly and requires more complex design & detailing.

It's always achievable, but only once a proper specialist (structural engineer) reviews it can you determine if it's feasible.

Garzard

https://www.boards.ie/discussion/comment/121570926#Comment_121570926

You have a good point about the ICF, this could be why I've been struggling to find threads and FAQ's online on conversions for similarly new build homes since it may be generally avoided.

Unfortunate that it's yet another complication to add when there's already several factors working against the idea - no landing space, meaning the box room would have to be sacrificed. Fire and safety regulations might not allow for it.

Padre_Pio

https://www.boards.ie/discussion/comment/121571261#Comment_121571261

ICF is rare enough in Ireland. They only became popular in the last few years when concrete was cheaper than timber frame.

Honestly its cost benefit. Your attic isn't 58m2 of useable space once you insulate and plasterboard and put a landing at the top of the stairs. Is it worth the expense and loss of your box room?

Would you be better spending money on a portacabin style office/man cave in the garden?

Garzard

https://www.boards.ie/discussion/comment/121571376#Comment_121571376

I don't have the actual garden measurements, but any sort of portacabin would take over most of the green area, and ruin any plans for garden improvements

The only other option I'd see as realistic for adding space is 15m² of area that's directly out the back of the kitchen, which wouldn't impede on the garden as it's already paved. But similarly as you pointed out with the attic, it'd be less usable space after walls, insulation and plastering. And even limited extensions are massive money now going by the other thread.

Padre_Pio

https://www.boards.ie/discussion/comment/121575480#Comment_121575480

Yep, I know where you're coming from.

My 2c is the portacabin is a good option. It's cheaper and gives immediate space. You can move it or sell it if your needs change. It's also some physical separation which is good for a home office.

Balance this against your need for a garden.

Personally, I don't care about a garden. There's plenty of green space in our estate and local amenities for kids.

Garzard

https://www.boards.ie/discussion/comment/121575541#Comment_121575541

It might be worth considering in a few years alright, though I'd probably appreciate keeping the garden much more! In the meantime it'll just be a matter of finding the smartest ways of using space. Downstairs consists of the living room, hallway, W.C and kitchen only - no side or back rooms.

Right now I'm using the box room as the office, but after a modest desk holding the work PC, two monitors and a small display cabinet, there's very little space left - still need to buy a personal PC and printer etc. So it's why I've been so interested expanding up to the attic in a few years down the line. Though if it's a no-goer, I'm sure I can design a certain setup in the box room as it is to include everything and a space for hobbies.

As it's a new estate, I don't see extensions or attic conversions happening any time soon with neighbours, but it's something I'll keep an eye out for over time. If they do start happening in a few years, perhaps any similar improvements to ours can be revisited if I can examine work being carried out / obtain contractor information from neighbours.

Ronney

worth having a read if this

https://www.gov.ie/en/publication/b9d03-loft-conversion-guidelines/

listermint

All good advice. In terms of protecting the BER, you may aswell discount that. It's a checklist guide of items when totalled together it gives a score. In reality it leads to uncomfortable houses with ranges in temperature and drafts. So I'd forget entirely about that and concentrate on builders quality in relation to insulation provision and airtightness. Also how you are going to ventilate and heat the space coupled with how the roof itself (timbers) will be ventilated. I'd be expecting around 175-200mm insulation overhead with appropriate gaps. For airflow behind to protect the roof structure.

BER ... nay