It would be a mistake to think a loft conversion will send your house value through the roof. (Excuse the pun…)

However estates agents say that adding a fourth bedroom to an average 3 bedroom property is the single most valuable feature you can do. Plus its cheaper than the same sized brick and block extension.

The key is to make your loft conversion “blend” with the look and feel of the current house, usually the staircase leading to your loft conversion is the key to this.

It’s recommended that the new stair case flows from the existing, thus giving it the feel that its always been part of the property.

Under regulations that came into effect from 1 October 2008 a loft conversion or small dormer extension is considered a permitted development, and generally does not require planning permission.

Permission is required if you plan to extend or alter the roof space more than specified limits and conditions:

1. Volume increase of 40 cubic metres for terraced houses or 50 cubic metres for detached & semi-detached houses. (2-3 bedroom houses generally will be OK for dormers).
2. No extension beyond the plane of the existing roof slope of the principal elevation that fronts the highway (i.e. no dormer to face the street).
3. No extension to be higher than the highest part of the roof (i.e. dormer does not increase the roof height).
4. Materials to be similar in appearance to the existing house (i.e. in keeping with the house and street).
5. No verandas, balconies or raised platforms (i.e. in keeping with the house and street).
6. Side-facing windows to be obscure-glazed; any opening to be 1.7 metres above the floor. This is so neighbours are not over looked and for safety reasons.
7. Dormer extensions, excluding hip to gable dormers (chimney wall to roof edge), are set back, as far as practicable, at least 20cm from the eaves (2 rows of tiles or a row of slates). This is for aesthetics and to prevent a “3rd storey” appearance.
8. Roof extensions are not permitted development in designated areas, i.e. National Parks, ANOB, conservation areas, World Heritage Sites.
9. The majority of loft conversions including those with quite large dormers do not require Planning Permission as the development can be completed under Permitted Development Rights.

Building Regulations are concerned with the finer practical details to make sure that the work is safe and healthy in construction and habitation.

You must seek approval for loft conversions if the space is to be used on a regular basis as a ‘Livable space’.

You or your architect, must submit plans to the Local Building Control Office.

In addition it should be noted that currently an application can be made to the Local authority using either a ‘Full Plans’ or ‘Building Notice’ application.

Charges are usually based on floor area of the conversion and will vary between authorities. The local authority will inspect work in progress to ensure regulations are being properly observed.