Converting Roof

[Anonymous]

I want to convert my large attic - there are stairs up to it, and a window in one gable end it is boarded out in the roughest oak boards you could imagine.

I want to insulate the roof - the house had felt and tiles about 40 years ago and this is in relatively good nick. I am aware that I should let some ventilation into the roof but want to expose the rafters as well - I therefore want to be able to insulate between the rafters and if possible tight up against the roof felt - is there a way to do this?

I am also unsure whether I need building regs to convert, insulate or call the attic "rooms".

Some of the cross beams are also a little low about head height - can I remove and move them higher I guess not but there must be some solution.

 

[Anonymous]

If you want to convert "attics" into living accomodation you will need planning permition, otherwise it could never be registered as that.

This would also take into account building regs, in order to satisfy criteria that what you are proposing to do is done correctly.
How you should approach staicases, insulation,fire escapes, air flows and other services would have to be shown in the plans submitted for approval .

As attic conversions are very particular to the individual building in question is difficult to comment specifically without a detailed look at the building.
A good architect will solve all your problems following a site visit.

 

[Anonymous]

Just a PS to Middi's good advice. Whatever you do, don't attempt to move or remove the collars (what you have called "cross-beams") without the advice of a structural engineer. These are vital to the integrity of the roof structure. There will probably be a way in which you can adjust the structure to improve the headroom, but absolutely not without professional advice.

 

[Anonymous]

Thanks for the advice - I wasn't going to do anything precipitious. Presumably I can insulate the roof if I want to without planning permission. Do you have any advice about insulating between the rafters tight up against the roofing felt - so that the rafters can be exposed. The attic does have one separate room, one open space and one window I believe that in the last 50 years the maid lived in it even though it is open under the eves. At very least I'd like to close the gap under the eves with board and insulate the room so that my kids can treat it as an informal play room. Is this possible without planning permisssion/ how can I prevent any problems with condensation ? Thanks

 

[Anonymous]

Whist there are rigid regulation regarding insulation on a building, in your case beggers cannot be choosers and if you want to improve on any heat loss nobody is going to tell you off.

As to applying insulation directly in contact with roof felt, try to avoid that if you can and leave at least 25mm air gap if possible.
Roof felt likes to have air flow across its surfaces .

You can use variuous insulation materials as long as there is a "snug" fit against the rafters.
If you use solid type insulation use aluminium tape if you have to.
If there is a gap along the eaves do not block this.
You can only do the best you can if you want to show the rafters.

 

[Anonymous]

There's no reason why you shouldn't insulate your loft and use it for storage and other general purposes. Don't try to sell it as a habitable room though - if you did you would leave yourself open to claims later on.

Next thing is that you must make sure it is safe. You don't want your kids being trapped in the loft if there was a fire and you don't want them falling down dodgy stairs.

As for the technicalities, if the rafters are deep enough you could add battens down each side of the rafters and cut insulation between the rafters butted up against the battens - the battens act as a spacer. To comply with regulations the gap between insulation and felt should really be 50mm but since you're not complying with regulations you might go a bit less than that.

Any thickness of insulation is better than none but for a reasonable job you should aim for at least 50mm or 60mm. (Regulations would be up around 100mm to 120mm)

Next critical thing is to ventilate the gap between the insulation and the felt. The only way to do this effectively is to fit a strip of continuous ventilation along the eaves and make sure the air can flow over the ridge. Not easy to achieve! Without it you will almost certainly get condensation.

 

[Anonymous]

I've got a similar situation to this. A 400 year old staircase leading to a roughly boarded attic space that has a gable end window. I can't believe that they installed a window and boarded the floor just for fun, it must have been used as living accommodation. Therefore, if it has been living accommodation since long before anybody ever dreamt up a planning authority, why would I need permission to call it a bedroom?

 

[Anonymous]

If a room was originally intended to be habitable then it most likely still is - regardless of current standards and regulations.

It's not always easy to determine what was once habitable though. Good indicators are whether there is a window, whether the rafters were originally plastered (with lath and plaster) or boarded, the quality of the floor boarding etc. The quality of the stairs are a clue as well. Lofts often had stairs but they were usually quite basic. A good set of stairs with handrails might indicate habitable.

You've got to be careful though. If a loft proves to be not habitable by a future owner (e.g. when they come to sell on themselves) the house will become downvalued and somebody might come after you for some money back.

 

[Anonymous]

Converting extra space into living accomodation can be done by anybody that owns the property without planning permisiion.
This "convertion" will only come to the fore if a nasty and fatal accident takes place, also if you decide to sell, one of the main questions from the buyers solicitor which you must answer is:-

.."have you carried out any alteration to the property "

If your answer is yes, you will then asked to produce evidence of permition for doing it.

You can lie if you want and hope for the best.

There is also an obligation from you part regarding any mortgage you may have and insurance companies involved ,to keep them informed as to any alterations you may undertake.

There are implications to consider if there is going to be a "change of use " for certain areas of a building.

Once again you can do what you like, have faith in your workmanship and hope for the best.

 

[Anonymous]

>one of the main questions from the buyers
>solicitor which you must answer is:-
>
>.."have you carried out any alteration to the
>property "

have to?

NT