View Full Version : How Much To Repace/Convert A Bungalow Roof
Hi there. I was wondering if anyone could give me a rough estimate on the cost of an attic conversion on a bungalow roof, roughly 30` by 30`?
We have seen a bungalow for sale and want to make an offer on the property however we'll need to go into the attic to get the living space that we require. A friend of mine who is in the building trade (plumber) reckons it might be easier to take the old one off and replace it. We have also thought about a single story, one room extension on the back with living space above the new room aswell. I hope that I'm not being too vague here.
Edit: btw if it is any help it is currently similar in design to the ones on Derbyshire Lane, Sheffield (Google Maps)
Its almost impossible to put a price on something like this blind.
The roof may need replacing if its a trussed roof.
I'd say you will be talking £20-30k dependant what you want up there.
It's just a ball park figure that I'm after really because this will affect how much we can offer on the property. I had an idea of between 15 and 30k. If it's 25k then that leaves us 30k for a rewire, heating, plastering, kitchen and bathrooms. It's going to be tight but I'll do a lot of the manual stuff myself.
Would guestimate the same as Dan.
You can cut back slightly on cost by having the dormer to the rear as usually this means no planning permission could be £500 of fees there.
we did a loft conversion on a bungalow for a fellow forummer it was in the region of £25k ill send you pics of before and after if you like
What ever you decide take my advice and make sure your builder has
adequate insurance,can provide you with references and insist you see any previous projects they may have done or claimed to have done on a similar scale.
If there a legitimate company they won't have a problem .
May be worth asking the council or a local planner person whether a loft conversion will be permissable - I wanted to do mine and have a nice view over Sheffield but couldn't get planning permission as it overlooked neighbours.
We do quite a lot of loft conversions/alterations and have plenty of ideas on achieving the best use of space available. As well as adhering to all the current building and planning regulations. Call Darcy for further advice.
MZ, the rest of the street has had conversions done so I don't think it will be a problem getting planning permission for the conversion, however if we do buy the property we'd like to go up perhaps 3 course of bricks to take into account the thicker timbers and to give a bit more head room. They might turn us down for that? The other option is to lower the ceilings downstairs and get the height that way I suppose.
Anyway, the property itself is a totally original 30s bungalow that needs totally renovating. This is why I'm thinking it might be as easy to take the old roof off, have the extension built, and then have a new roof put on. The plumbing needs doing through out as does the rewiring. I 've got friends who have said they will do these for me. I'm going to need it plastered through out (any ideas on cost?) and of course the roof doing. Now my Dad (in his much younger days) was a joiner and he reckons that a new roof frame should take 2 men one week to do? So if I work on £800 for each man for 2 weeks, plus timber (no idea of the price) then £5000 for felting and slate, £2000 for windows then I'm up to around £10500 plus materials. I realise that this is the slow way to go about it but we'll have around a year from start to finish.
So am I being realistic?
No it's not realistic at all .Seems to me your looking for cheap options it doesn't work get someone in to do the whole job without cutting corners .It's OK having friends to do work but it can turn into a mine field i wouldn't touch it unless i had my own crew doing it .
Thanks for the reply Mr. G
Got to ask you a question though, why is it cutting corners? The electrician is a family friend who did a rewire on our current house and did a great job. The plumber is one of my best mates whom I've known for 28 years. He fitted the central heating and bathrooms for my current house. He has had his attic in his house converted the other year and recommends a father and son team he knows for the roof.
Another friend of 25+ years is a kitchen fitter so i'm short of a plasterer and that's about it.
We've just signed a rent contract for 12 months so there is no value in getting it done quick time.
These are trusted and/or recommended tradesmen, why is it cutting corners?
Edited to add: We have just submitted our sealed bid for the property so it's in the hands of the vender now. This all might be for nothing.
So, what's the point of the thread .
I'm trying to work out a budget in order to make an offer on a place that needs a lot of work doing. Some of it I have an idea about, other stuff, such as replacing a roof, I don't (or rather I didn't when I started the thread). Even now, I have heard varying figures (for the roof alone) from 15k to 75k. Now if it gets even half way to 75k then it's probably a no go or a much bigger mortgage.
You said that I was cutting corners by trying to break the roof work down to individual parts and I just wondered why this was? I might be missing something that could bite me on the arse later and end up costing me thousands.