Planning a Loft Conversion

With the cost of moving home running into many thousands of pounds, it’s not surprising that many families are opting to move up instead of moving on.

Converting your loft is certainly a job for the professionals, but if you get it right you not only gain a fabulous light-filled space, you could also get a handsome return on your investment when you sell. According to the FMB a loft extension can add up to 21% to the value of your property.

Can you stand up?
Is your loft suitable for conversion? The easiest way to tell is to see if you can stand upright at its highest point, as this needs to be at least 2.3m. Even if you can stand up, a dormer window extension will maximise headroom throughout the space. Planning requirements often mean that this is put at the back of the house so it doesn’t change the house’s appearance from the street. For this reason, roof windows are commonly used at the front to provide light and ventilation.

Don’t get into hot water
Most people convert their loft to add an extra bedroom and bathroom to their home. The layout will largely be dictated by the position of the staircase and plumbing arrangements for the bathroom.

It can be difficult to put the bathroom at the front of the house as you have to run a soil pipe to the back of the building where the existing bathrooms and toilets are situated. You’ll also need to consider the hot water and heating system. The boiler may not be capable of heating the extra space or providing enough hot water for the extra bathroom.

It’s all in the planning
There are also structural considerations. New beams will be needed in the roof and in the new floor to take the floor weight and strengthen the roof when the existing rafters are removed. If you live in a terraced or semi-detached house this work will probably require a Party Wall agreement with your neighbours. This refers to walls, ceilings or floors which are shared with other properties.

The good news is that planning permission is not always necessary, but as with any extension work, you should contact your local planning office and ask if the work can be done within what is known as, permitted development. If the house hasn’t been extended since 1948 this is likely to be the case, but you must find out in advance. Even if your house has not been extended since 1948, you may be next door to a listed building. In some areas this means you will need permission for any changes which affect the appearance of neighbouring listed properties. If planning permission is required and you don’t apply, the authorities can make you remove the extension and return the building to its original state.

All loft conversions must meet Building Regulations. Your architect and structural engineer should be up to date with these but it is best to submit full plans to your local authority building control department so they can advise on any changes needed before work begins. One of the key areas when adding another storey to a property are the fire precautions required. Upgrading the fire resistance of existing ceilings and doors is usually necessary. Recent changes to Building Regulations require high levels of insulation, which will keep your extension warm in winter and prevent overheating in summer.

From 1 October 2008 the rules relating to whether permission is needed for householder development such as loft conversions and extensions were changed.

Housing and Planning Minister Caroline Flint said: "From today people will find it has become much easier to convert the loft and build on an extension...

Read More here > >

What on earth do you want?
A loft conversion is a major job and you will need to get architectural plans drawn up. Make sure you know what you want so that you can brief your architect. Are you considering more than one room? Do you want to include a bathroom and if so are you content with a shower or do you need enough space for a bath? What are the rooms to be used for? Have you thought about storage space?

At this stage it is also worth spending time thinking about lighting and other electrical requirements – if you are going to use the loft as a study you are likely to need more electrical sockets, for example.

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Basement Conversions

For the latest trend in home improvement, you don't have to look up – look down!

Loft conversions are old news, and what most homeowners don't realize is that their dusty cellar or smelly basement is actually an extra room worth thousands of pounds, as well as one which can dramatically enhance you and your family's lifestyle.

This cost-effective craze has been big news in London for a while, where cramped homeowners are keen to use every square foot of space, but the trend is now taking off in other parts of the UK such as Manchester, Leeds and parts of Scotland.

The main reason basement conversions are really growing in popularity is because, unlike loft conversions, basements are normally closer to other communal areas and can be more versatile living spaces that suit modern lifestyles, not just extra bedrooms, bathrooms or studies.

Let your imagination roam free.

Perhaps the most exciting reason to 'extend' underground is that you can really enhance your family's lifestyle. Your kids can have a giant playroom all to themselves – or the bigger kids (and you) can treat themselves to a home cinema, a recording studio, or a state-of-the-art wine cellar to really indulge their passion.

If you own a commercial property it's also worth remembering your basement could earn you thousands as extra storage, retail space, a car park or even a bar or nightclub.

Are there any financial benefits?

Apart from the extra space for you or your family, a basement conversion can earn you a packet in additional rental income. Most simply, you could rent the converted basement to a lodger, who would then share the kitchen and bathroom with the family.

Or, alternatively, you could convert the basement into a self-contained studio apartment, with its own front door if so desired. If that sounds appealing, however, you should be aware that you will need planning permission if you plan to create a separate entrance to your home. But even if you decide not to rent out your converted basement, a simple conversion can also add on thousands to the value of your property when selling it on.

Doing your bit for society!
It might seem far-fetched but basement conversions were championed by the Minister of State for Housing and Planning in 2005 as a way of addressing the UK's increasing inner-city dwelling density. So you'd also be helping out the Government!

Is my basement suitable for a conversion?
It may sound a tad obvious but your property is only suitable for a basement conversion if you actually have a basement or cellar under your home. Digging a new basement under an existing property is usually not a financially viable solution, though small numbers of people do try to pursue this option.

Luckily, Victorian houses, and older types of properties which have timber-suspended floors, are ideal for cellar conversions, as the work can often be carried out from outside, which means you can easily continue to live in your property while the renovations are taking place.

A word of warning, however, some older houses may have shallow foundations, so in order to create a safe living space below, you may need to underpin your property first. If this is the case for your property, then the easiest thing to do is to talk to an underpinning firm or specialist builder who can advise you on feasibility and cost of the job.

Remember – while a basement conversion may seem like a dream come true, always make sure that a cellar conversion is a realistic venture for your property first.

Links: Builders for basement conversion in London

Kitchen Fitting Tips

HINTS & TIPS TO PLAN YOUR KITCHEN BEFORE PURCHASE

Planning your kitchen

It's important to design a kitchen that revolves around your needs. Creating a triangle between your cooker, sink and fridge will make a better working environment. This will ensure that your workspace is never cramped, allowing you to move freely between appliances. The layout you choose will depend on the size and shape of your room - and the position of windows and doors. Plumbing and electrical points can usually be moved, so do not let these restrict your design.

It is good to know these points before choosing a Kitchen Fitter to install your kitchen.

Most kitchens fall into four basic designs, a single line of units, a double line (galley), and an L-shaped or U-shaped kitchen. By combining cabinets imaginatively to these designs it is easy to totally transform your kitchen to suit your lifestyle.

HOW TO: DESIGN, PLAN & FIT A KITCHEN

• Try to position your sink by a window, so you have a view.

• Position electrical sockets a minimum distance of 150mm above worktops.

• Position extractors or cupboards a minimum distance of 750mm above hobs.

• Use heat or fireproof cable on cookers or hobs.

• Locate dishwashers and washing machines close to sink to minimise

plumbing work.

• Ensure that wall and floor units are of similar widths-so the doors line up.

• Keep tall units at the end of the worktop runs, to maximise the working area.

• Place your hob or free-standing cooker in position this minimises the distance

needed to carry hot pans across the walkways in the kitchen.

• Allow at least 300mm of clear space each side of the hob to allow for

protruding pan handles.

• Position extractor fans on (or close to) outside walls.

• Allow adequate space around free-standing appliances for easy access,

(refer to manufacturers fitting instructions).

Don’t

• Locate a cooker or hob beneath a window where curtains could catch fire - or where it is dangerous to reach over to the window.

• Plan a wall unit above a hob without an extractor fan.

• Plan a hob next to a tall unit, corner wall or at the end of a run.

• Plan appliances in a corner.

• Put an inset sink near worktop joints.

• Position a sink or cooker near or next to opening doors.

• Box in boilers or other gas appliances as these require air flow to operate

properly and safely.

• Put a cooker hob under or near electrical sockets.

• Position cookers next to fridges or freezers.

• Block up existing air vents if there are gas appliances in the kitchen.

Need a kitchen fitter for your new kitchen? Click here London Kitchen fitting/installation

Property Value Valuation

I found the following page from Direct.gov.uk very useful in getting a value for your home.

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How much you can sell your current home for will be crucial when deciding your next move. It pays to do some research to make sure you achieve the best price in the shortest time.

So how much is my home worth?

You can get an idea of the prices in your area before you sell by visiting the Land Registry website. Here you can see what is actually happening to average prices of property in England and Wales.

You can search for the latest house prices by:

• property type and postcode
• county
• unitary authority

You can also find out average prices within Greater London by individual London boroughs.

• Latest house prices from the Land Registry Opens new window

Getting your property valued

However you decide to sell your home, you can get the property valued without obligation by local estate agents. It is best to get three valuations for a balanced view.

If you do want to sell through an estate agent, it may not always be best to choose the one that gave the highest valuation. You should get to know the local property market and sales prices before you make your choice. This will give you a realistic idea of how much your property could be sold for and avoid any long delays before your home is sold.

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Refurbishment before selling

Before selling your home, it is always best to get a quote from a qualified estimator to see what can be done to raise the value of your property. This could be a full house or flat refurbishment, decorating your house or building work, fitting a new kitchen, fitting a new bathroom, a side-return extension or a loft conversion. You may find then that even in these uncertain times that a healthy amount will be added to the value of your property.

Property Value London

A quick guide to making your home a valuable asset

In a recently published survey by The Nationwide Building Society, the most common types of home improvement have been rated in terms of the percentage value they are likely to add to a property. The results are as follows:

Type of Improvement Added Value to property Extension - large kitchen / family room into garden area 15% Extension - adding floor space 12% Extension - extra bedroom by adding floor space (2 bed to 3 bed) 12% Extension - extra bedroom by adding floor space (3 bed to 4 bed) 8% Alterations - extra bedroom without adding floor space 6% Loft Conversion - extra bedroom and en-suite 21% Adding an extra bathroom or en-suite 5% Off-street parking space 6.5% Garage - detached or integrated 7-14% Double glazing 5% Central heating value added 7%

Area Making the most of your home Kitchens Choose units that will not date and where-ever possible fit granite worktops. The kitchen should be of a generous size and preferably overlooking the rear garden. Bathrooms White sanitary fittings are a must. A 4 bed house should have 1 bathroom and 1 ensuite, a 5/6 bedroom house should have 1 bathroom fitted and 2/3 ensuites. Downstairs WC A downstairs toilet can be located almost anywhere. An external window and separate lobby are now not required. A downstairs WC is on most home-buyers wish-list. Reception Rooms Preferably a house of over 4 beds should have at least two separate reception rooms. One of the reception rooms shoud have an outlook to the rear garden. Layout An aspect often overlooked. The layout and circulation of a house should flow. Increase circulation space when adding extra rooms and avoid through-rooms.

Free Advice

We can help you work out what would be best to raise the value of your property. Just ask our Estimator to do a rapid survey and you will get free professional advice on what can be done.

Hope for the UK home owner

UK Housing prices will go up say experts

House prices are going to rise again. That may seem a scenario far removed from today's headlines about falling prices and haemorrhaging values. But, according to an influential economics consultancy, prices have to go up for one simple reason - government targets for the minimum number of new homes are just not being met.

A year ago, 'targets' were the order of the day. Gordon Brown announced that in England alone there should be between 240,000 and 297,700 homes built annually until 2016, and that, in total, between 2.9 million and 3.5 million new homes should be built by 2020. In 2007 - before the downturn hit the new-build market - some 174,900 homes were completed: still below target but on an upward path from previous years.

Yet at the start of autumn 2008, figures for housing starts suggest that this year's total will be only about 110,000, according to the House Builders Association. It predicts 2009 and 2010 figures may well fall to a dismal 55,000. The consequence is that the new-homes industry is imploding. The fewer homes built, the fewer people work in the industry, making the downturn even worse. Similar targets, and shortfalls, exist in Scotland, Wales and Northern Ireland.

Jim Ward of estate agency Savills predicts new-build levels in England will not have returned to 140,000 per year - scarcely half the government's target - even by 2013. He says: 'Once sites are mothballed, there's inertia in the system as it takes time to rebuild teams and return to the same master-planning position on more complex sites.'

Recent measures announced to kick-start elements of the housing market will do nothing to improve building rates. Stamp-duty changes may boost sales but not new building. Allowing housing associations to buy unsold houses and flats mops up stock but does not help overall supply meet demand.

The slump in building will not just affect the private sector. Many of the affordable homes made available to key workers and the low-paid are built as a result of so-called 'section 106' deals - that is, arrangements by which developers have to build a number of affordable homes to get an agreement to build private-sector properties. With private sales at a standstill, developers have downed tools on residential property across the UK, so section 106 properties are not being built either, creating a shortage of properties exactly where demand for affordable homes is strongest.

That fundamental mismatch of supply and demand, of course, will fuel a new housing boom if the Centre for Economic and Business Research's forecasts are correct. 'The sharp drop in completions will mean higher prices if and when credit markets sort themselves out,' says CEBR senior economist Ben Read. 'The government will be concerned that, with every year that passes, it gets further away from its targets. With developers unlikely to respond quickly when the market bottoms out, prices may recover more quickly than people imagine.'

That price rise may be every bit as large as the current price falls. A report published last month by the National Housing Federation suggests the average house price in England will rise 25 per cent by 2013. NHF chief executive David Orr says: 'House prices will increase substantially over the mid to long term. Demand is going up, while the supply of new homes is going down.'

Professional advice reduces costly mistakes in home improvements when you are looking to raise your property value. Big decisions to make change your home require extensive planning to ensure you get the added value you want with NO mistakes.

Source - Guardian.co.uk

Selling or Refurbishment?

The big picture
If you're thinking about selling your home, you might want to wait a while and consider refurbishment. The Your Mortgage report supports many experts' view that house prices are going to dip over the next couple of years. While these price falls are going to be more severe in some areas than others, property values are predicted to pick up again from 2010. The research suggests that by 2012 many regions will be enjoying double-digit house price growth. So the time would be now to get that fancy kitchen fitted or new bathroom installation done. If there is something you can do to add future value to your house, do it now and watch the value grow.

Winners
Perhaps unsurprisingly, prices in London are predicted to see the largest rate of growth over the next five years. In Greater London, prices are forecast to rise by 29.4%, with growth of 6% alone in 2010. Prices in upmarket boroughs such as Kensington & Chelsea and Richmond-upon-Thames are predicted to see the biggest gains, rising by a total of 35% and 32.2% respectively.

The survey predicts that no London boroughs will see prices fall over the coming five years - and by the time the Olympics begin, homeowners in the capital will have made a tidy profit.

Elsewhere, prices in Surrey will see growth of 20.8% while property values across the South East as a whole are predicted to rise by nearly 20%. There will also be big gains for Buckinghamshire (19.6%), West Sussex (19.1%), Oxfordshire (18.9%), Hampshire (18.7%), Kent (18.7%) and East Sussex (18.3%).

The East of England will also see prices rise by a total of 16%, while the North East's resurgence will continue with gains in excess of 14%. All these areas are predicted to see slow growth over the next two years and then bigger gains from 2010 to 2012.

Source - Money.sky.com

Party Wall Act

Keeping your neighbors happy

The Party Wall Act 1996 came into force in 1997, so it is now law and gives you rights and responsibilities whichever the side of the 'wall' you are on i.e. whether you are planning/doing work on a relevant structure or if your neighbour is.

The Party Wall Act does not affect any requirement for Planning Permission or Building Regulation Approval for any work undertaken. Likewise, having Planning Permission and/or Building Regulation Approval does not negate the requirements under the Party Wall Act.

Download Party Wall Act here

The Party Wall Act comes into effect if someone is planning to do work on a relevant structure, for the purposes of the Act 'party wall' does not just mean the wall between two semi-detached properties, it covers:

• A wall forming part of only one building but which is on the boundary line between two (or more) properties.
• A wall which is common to two (or more) properties, this includes where someone built a wall and a neighbour subsequent built something butting up to it.
• A garden wall, where the wall is astride the boundary line (or butts up against it) and is used to separate the properties but is not part of any building.
• Floors and ceilings of flats etc.
• Excavation near to a neighbouring property.

As with all work affecting neighbours, it is always better to reach a friendly agreement rather than resort to any law. Even where the work requires a notice to be served, it is better to informally discuss the intended work, consider the neighbours comments, and amend your plans (if appropriate) before serving the notice.

What work can be done without notice/permission.

Under the Party Wall Act some work is not covered. Such work include:

• Putting up shelves and wall units.
• Replastering.
• Electrical rewiring.

What work needs a notice and permission.

The general principle of the Party Wall Act is that all work which might have an effect upon the structural strength or support function of the party wall or might cause damage to the neighbouring side of the wall must be notified. If in doubt, advice should be sought from a local Building Control Office or professional surveyor/architect.

Work covered by the Party Wall Act include:

• To demolish and/or rebuild a party wall.
• To increase the height or thickness of a party wall.
• Insertion of a damp proof coarse (either chemical injection or a physical dpc).
• Cutting into the party wall to take load bearing beams.
• Underpinning a party wall.
• Excavations within 3 metres of a neighbouring building where the excavation will go below the bottom of the foundations of the neighbouring building.
• Excavations within 6 metres of a neighbouring building where the excavation will go below a line drawn 45° downwards from the bottom of the foundations of the neighbouring building.

What is required in a notice

If the planned work to an existing structure falls under the Party Wall Act, a notice must be issued to all affected neighbouring parties. The notice must include (see sample letters in Part 5 of the Party Wall leaflet):

• The owners of the property undertaking the work.
• The address of the property.
• The names of all the owners of the adjoining property.
• A description of the proposed work, usually a single line giving a brief description.
• The proposed start date for the work.
• A clear statement that the notice is being served under The Party Wall etc Act 1996.
• The date the notice is being served.
• If the notice is for excavation work, then a drawing showing the position and depth of the excavation must be included.

The process of serving a notice under the Party Wall Act is as follows:

• The person intending to carryout the work must serve a written notice on the owners of the adjoining property at least two months before the intended start of the work to every neighbouring party giving details of the work to be carried out.
• Each neighbouring party should respond in writing giving consent or registering dissent - if a neighbouring party does nothing within 14 days of receiving the notice, the effect is to put the notice into dispute.
• No work may commence until all neighbouring parties have agreed in writing to the notice (or a revised notice).

If any of the information is missing from a served noticed, it will be invalid in which case, any subsequent award will also be invalid. See below regarding what happens in the event of a dispute/objection.

New boundary walls

If the planned work is a new boundary wall up to or astride the boundary line, the process is similar to the above but the notice needs to be served at least one month before the planned start date of the work. Neighbouring parties must give written agreement within 14 days for walls astride the boundary (or a dispute is deemed to have occurred), however no formal agreement is needed for a wall up to the boundary line, the neighbour just needs not to object in writing.

See below regarding what happens in the event of a dispute/objection.

Excavations

If the planned work is an excavation within the distance/depth covered by the Party Wall Act, the notice needs to be served at least one month before the planned start day of the work. Neighbouring parties must give written agreement within 14 days or a dispute is deemed to have occurred.

See below regarding what happens in the event of a dispute/objection.

What happens if a dispute arises

If agreement cannot be reached between neighbouring parties, the process is as follows:

• A Surveyor or Surveyors is/are appointed to determine a fair and impartial Award, either:
  • An 'Agreed Surveyor' (someone acceptable to all parties).
    or
  • Each party appoints their own Surveyor to represent the individual parties.
  The first option should be cheaper as the costs should be reduced - the Surveyor (or Surveyors) will decide who pays the fees - usually it will be the party undertaking the work; the exception being where the owner of the adjoining property calls on the Surveyor unnecessarily. It should be noted that any Surveyor(s) must act within their statutory responsibilities and propose a fair and impartial Award.
• The Agreed Surveyor, or the individual Surveyors jointly, will produce an Award which must be fair and impartial to all parties.
• Once an Award has been made, all parties have 14 days to appeal to a County Court against the Award.

Once you have agreement

Once you have agreement, all work must comply with the notice. All the agreements should be retained to ensure that a record of the granted permission is kept; a subsequent purchaser of the property may wish to establish that the work was carried out in accordance with the Party Wall Act requirements.

New Property Laws for the UK

Restrictions lifted from Property Development

From 1 October 2008 the rules relating to whether permission is needed for householder development such as loft conversions and extensions were changed. The changes are contained within the General Permitted Development Order Amendment

Visual information detailing the changes is available using the interactive house on the Planning Portal.

Rear extensions will no longer have volume limits. Loft conversions continue to have an overall volume cap to control overbearing conversions on larger homes. Examples of the changes are:

• Terraced houses: loft conversions can be up to 20cms (centimeters) back from the eaves of the roof or have a maximum volume of 40m3 (cubic metres). In addition a single or two storey rear extension can go back a maximum of 3m from the original house.
  
• Semi-detached: loft conversions can be up to 20cms back from the eaves of the roof or have a maximum volume of 50m3. In addition a single or two storey rear extension can go back a maximum of 3m from original house.
  
• Detached: loft conversions can be up to 20cms back from the eaves of the roof or have a maximum volume of 50m3. In addition a rear extension can either be a single storey extension going 4m back, or two storey one going 3m back from the orignial house.

The new regulations will also reduce the flood risks caused by surface water run off. New driveways or parking areas over five square metres will require planning permission if they are constructed using surfaces that do not allow allow the water to soak through the ground.

However permeable surfacing will still receive automatic permission. Surface water can be drained using permeable surfaces such as concrete block paving with gaps, porous asphalt or gravel, wheel track only paving or through installation of 'soak-away' systems.

Any previous opinion issued by the Council may not apply after 1 October if the works have not commenced by that date, and a further enquiry should be made.

Permission for a planned extension

Housing and Planning Minister Caroline Flint said: "From today people will find it has become much easier to convert the loft and build on an extension.

"The changes the Government has made will mean about 80,000 households a year no longer have to get planning permission."

Other changes that come into force today mean that people putting in driveways or parking areas of more than five square metres will be exempt from planning permission only if they use materials that allow water to soak through to the ground. The move aims to reduce surface water run-off and to help prevent flooding.

Source - Telegraph.co.uk

Click here to see the new law > >