Advice from ESPC - Loft Conversion

Loft conversions add up to 30% more space

Prior to 1965 UK properties were designed for attic conversion using a traditional rafter and purlin roof construction. As new house designs and cheaper construction methods were introduced a lower roof pitch became the norm, and for most new builds, a loft conversion no longer became an option.

How do I finance the project?
Apply for a building warrant
Where can I get advice on whether permission is necessary?
What happens next?
How long does the process take?
Alternative sources of help

When house hunting if you are interested in extending the home check that an attic conversion is possible by investigating the headroom at the centre under the ridge. You ideally need an 8ft (2.4m) clearance, but you may get away with as little as 7ft (2.1m). Ascertain whether the roof was built using trussed rafters as this will prove easier and cheaper to convert. The Trussed rafter Association website offers more detailed advice.

If you plan to convert, generally the design should be in keeping with the existing building and as long as it doesn't change the roof profile Council approval is normally a matter of procedure. When it comes to planning permission Roof windows are often a safer vehicle than Dormers and can offer more light and fewer maintenance issues.

Planning Permission - know your responsibilities

Many loft conversions don't need planning permission but all will need Building Regulation approval. The rule of thumb is that planning permission is not required if it does not involve any extension to the property but you should always check your deeds to see if the top flat has ownership of the roof space. Many are communally owned and some deeds clearly state the space has to be kept clear. Ask the seller at the time of viewing what your rights are, or if you are the proprietor have a copy of the deeds available as the opportunity to increase the size of your property by up to 30% may prove to be the main selling point in any offer. If you are in doubt, or just need general advice, contact an ESPC solicitor or the duty architect at the ESPC showroom (85 George Street, Edinburgh) in person or call 0131 624 8000. The duty architect desk is manned by members of Edinburgh Chartered Architects Network ECAN. Alternatively read the section on the application process.

How do I finance the project?

If you need to borrow to finance the work, the cheapest way to do so is usually to add the cost to your mortgage, secured against your property. Alternatively ESPC Money Management will be pleased to give you advice on 0845 111 1911 or you can contact them by email.

Apply for a building warrant

Even if planning permission isn't necessary, the design of your loft extension must meet building regulations and you will need to apply for a building warrant. The regulations will cover points such as fire escapes, ventilation and, if the property is semi detached, sound insulation.

Some examples of those which require planning permission are:

If the loft conversion changes the outside appearance of your property
If it would dominate an existing building
If the new room(s) will constitute a change of use, for instance an office
If you live in a conservation area

Where can I get advice on whether permission is necessary?

An architect will be able to advise you or you could contact your local authority yourself. You can check with your local council for more information on regulations in your local area.

What happens next?

If you need to apply for planning permission the Planning Department will require several copies of your drawings and a fee, and remember your neighbours must be notified. Starting work without their permission when there is joint ownership could lead to legal problems. Your planning application will be placed on the planning register (which is available for members of the public to view) and your application will be published in the local press. For the building warrant application more detailed drawings are needed along with another fee.

How long does the process take?

You should receive a decision from the planning department within 8 weeks, or if it will take longer they should write to you and ask for an extension of time. The building warrant is likely to take between 2 and 6 weeks to process.