Loft room conversions.

Do not even think about using a 'loft room' which only has a ladder up to it as a bedroom. There is very little chance that any supporting structural steels or bigger joists have been used, and it certainly will not comply with the building regulations for use of that space as a 'habitable' part of the building. The fact that it has just a ladder means that it doesn't comply with building regulations, as a proper staircase (even a steep space-saving one) must be used, with appropriate headroom clearance etc.
 
the best way to find out is ask the agent to track down the documents. the vendor shouldnt have a problem getting them (should be with there solicitor!) if they make excuses chances are they are hinding something.

to be honest, the estate agent prob wouldnt have seen the documents. as we are not required to, hense why they have called it a loft room, that way they are coving themselves with the misdiscribtions act
 
JohnnyG said:
We've not agreed as yet but we're pretty close and if it's not safe or suitable to use as a bedroom we probably won't get it:)
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It may well be safe, but not legal. My loft is a hugely over-engineered affair that has held tons of junk for years, plus a water tank the size of a small car.

Different houses have different roof designs though and of course - unless you have stairs it's not going to pass regs. BY ladder you mean an actual ladder, or somethin which could be described as permanent steps?

I'd suggest you consider it, ask a builder if the room could support a bedroom, but not pay anything extra for the fact that it is there - because it's not a room.
 
We had a survey done as we really liked the house which came back that it was unlikely that they had strengthened the joists in any way and may even have removed trusses to create space, but without taking the whole room apart (which the surveyor wasn't at liberty to do) it was impossible to tell for sure just what work had been done. It was clear that it did not meet any building regulations either, simply by the lack of self contained staircase.
We asked the owner what work and if any load bearing calculations had been done and he said they just cleaned out the loft and laid some loft boards then tongue and grooved the walls and ceiling.
Cost a few quid for the survey but might of saved a fortune in the long run, cheers for all the advice:)
 
our loft room was advertised as a loft room but is actually a bedroom, which no1 sleeps in...ever. its a room we never use really, was already done like that when we moved in. its only really used in summer because its too cold up there in winter.
 
For future reference you don’t have to have what you would call a “proper” staircase to a loft conversion, in the sense of one that conforms to Park K of the Building regs, If the staircase is only serving one room (and en-suite) the staircase can pretty much be what ever you want it to be. The most common scenario is what termed alternate tread whereby each tread overlaps the other on alternate sides (looks like lots of paddles stacked on top of each other on an angle). In fact the access to a loft conversion is probably the easiest part of the conversion. Upgrading to structure due to the additional loading placed on the ceiling joists is usually achieved by placing new floor joists adjacent to the existing ceiling joists and as theses are always bigger in height thus removes any load (other then existing 1st floor ceiling plasterboard load) from the existing ceiling joist, in most cases the binders (if any) can be removed. You also have to adhere to quite strict insulation upgrades and a few fire regulations etc etc.

LOAM
 
fireproof doors on all rooms leading onto the stairwells, an emergency exit from the loft out onto the roof
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You sure about that sounds more like regs for hotels than residential properties.

The emergency exit would be the velux windows.
 
jas72 said:
You sure about that sounds more like regs for hotels than residential properties.

The emergency exit would be the velux windows.
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its correct

my friend has just converted his loft

firedoors in every room, and like you say the velux class as emergency exits
 
yeah that's a current requirement, self closing fire doors on all habitable rooms leading onto the protected stairwell. A roof window can only be deemed acceptable as an escape window if its within 1700mm of the eaves (measured up the slope) and no more than 1100mm from the floor level of the room its escaping from.
 
jas72 said:
You sure about that sounds more like regs for hotels than residential properties.

The emergency exit would be the velux windows.
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I'm a town planner, not a building standards officer, but I know he's correct about the fire regulations information. In addition to fire doors there also need to be a specific distance between the door and first stair (I think it's 1.2 metres, in Scotland at least). A rooflight (a la Velux) can be used as an emergency exit window, but it has to be of an adequate size and specific height above the ground (the specific sizes/distances escape me here).

I appreciate that the OP is no longer looking at the property, and therefore a loft conversion. However, it is worth noting that you do not need planning permission for works that are entirely internal and where there is no development that breaks through the roof line by more than 10cm (unless it's a Listed Building, where Listed Building Consent is required). So 'Velux' windows are permitted development and do not require permission, but a dormer window would, for example.

For a loft conversion, in most cases, you need only to satisfy the building regulations. These regulations have been upgraded lately and that may make it more difficult to conform to them.

Edit: Ah, it appears LOAm has given the specific height/distances for an escape window :)
 
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