A loft conversion turns unused roof space into a habitable room such as a bedroom, bathroom or office, with a proper staircase, insulation, fire protection and natural light from rooflights or a dormer.
We convert lofts in terraced, semi-detached and detached houses, from simple rooflight conversions to full-width dormers and mansards. Our free site survey and written quote starts in the loft itself: we measure head height, check the roof structure, look at where a staircase can go and how it fits with the landing below. We can arrange drawings, structural calculations and building control, and handle party wall notices where they apply. Loft conversions suit families who need another bedroom or a home office without losing garden space. We manage the build from steelwork and floor joists to plastering and finishes, coordinating every trade and keeping disruption below to a minimum.
What’s included?
- Structural calculations and steel beams where needed
- New floor joists strong enough for a habitable room
- Dormer, hip-to-gable or rooflight structure as agreed
- Staircase designed to fit your landing and meet regulations
- Insulation to walls, roof slope and floor
- Fire doors, mains-linked smoke alarms and a protected escape route
- Electrics, heating and plumbing by qualified trades, with certificates
- Plastering, internal doors and building control sign-off
Which options can you choose from?
How much does a loft conversion cost?
Most jobs fall between £30,000–£65,000 for a typical dormer conversion on a 3-bed semi, including VAT at 20%. The table shows three typical levels of work; the figures are national guides, confirmed in writing after a free site survey.
| Type of job | What it usually involves | Guide price |
|---|---|---|
| Rooflight conversion | Rooflights in the existing slope, a new floor, staircase and insulation, where head height already works. | £20,000–£35,000 |
| Dormer conversion | A rear dormer adding headroom and floor space, often with a bedroom and shower room. | £32,000–£60,000 |
| Hip-to-gable or mansard | Larger structural changes to the roof for the maximum usable space. | £50,000–£85,000 |
What affects the price?
- Conversion type: rooflight, dormer, hip-to-gable or mansard
- Floor area, existing head height and roof structure
- Steelwork and any strengthening of walls below
- Adding a shower room or en-suite in the roof
- Staircase layout, fire doors and the level of finishes
How do prices vary across the UK?
| Region | Guide price |
|---|---|
| London | £39,000–£84,000 |
| The South East | £33,500–£73,000 |
| The East of England | £31,500–£68,000 |
| The South West | £30,500–£66,000 |
| The West Midlands | £29,500–£64,000 |
| The East Midlands | £29,000–£62,000 |
| The North West | £28,500–£62,000 |
| Yorkshire and the Humber | £28,000–£61,000 |
| The North East | £27,000–£58,000 |
| Wales | £27,500–£60,000 |
| Scotland | £29,000–£62,000 |
| Northern Ireland | £26,000–£56,000 |
Regional figures apply typical labour and material cost differences to the national guide. They are not quotes.
Do you need planning permission for a loft conversion?
Building regulations approval is needed for any loft conversion in the UK, covering the new floor, structure, staircase, insulation and a safe escape route in case of fire. In Scotland a building warrant is normally needed before work starts.
England
In England, many loft conversions are permitted development: up to 40 m³ of extra roof space on a terraced house and 50 m³ on a semi-detached or detached house, no dormer on the front roof slope facing a road, nothing higher than the existing roof, and similar-looking materials. Conservation areas, listed buildings and flats need planning permission.
Building Regulations approval is always needed for a loft conversion: floor strength, a proper staircase, insulation, fire-protected escape route and smoke alarms. The Party Wall etc. Act 1996 usually applies on attached houses.
Wales
In Wales, loft conversions and dormers can be permitted development within volume and position limits (for example, dormers on rear-facing slopes and set back from the eaves). Conservation areas and listed buildings need planning permission.
Building Regulations approval is needed in Wales, and the Party Wall etc. Act 1996 applies to work on shared walls.
Scotland
In Scotland, dormers are only permitted development in limited cases (for example, at least 10 m from the boundary the dormer faces, and not in conservation areas), so many loft conversions with dormers need planning permission. Rooflight-only conversions are often simpler.
A building warrant is required for a loft conversion in Scotland, covering structure, stairs, insulation and fire safety. There is no Party Wall Act.
Northern Ireland
In Northern Ireland, loft conversions can be permitted development, with dormers controlled mainly by their position and set-backs rather than a volume limit; front-facing dormers and work in conservation areas usually need planning permission.
Building control approval under the Building Regulations (Northern Ireland) is needed. There is no Party Wall Act in Northern Ireland.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
How long does it take?
Typical time on site: 6–10 weeks on site. Lead times for materials, drawings and approvals come before that and are set out in your written quote.
How does the job run?
Free site survey
We visit, measure up, look at access and the condition of what’s there, and talk through options and budget with you.
Written quote
You get a written quote with a fixed price for the agreed specification, what’s included, the payment stages and a likely start window.
Plan and prepare
We sort drawings, approvals and materials, agree dates with you and explain what to expect each week before work starts.
Build and hand over
The work is carried out, checked and cleared away. We walk round it with you and pass on certificates and product details.
Loft conversions: frequently asked questions
How much does a loft conversion cost?
A typical dormer loft conversion on a 3-bed semi costs £30,000–£65,000. A simple rooflight conversion costs less, while hip-to-gable and mansard conversions cost more because they change the roof structure. As a rough guide, allow around £800–£1,700 per square metre of new floor plus fixed costs for the staircase, steels and fees. Adding a shower room is the most common extra. We confirm a fixed price after surveying your loft.
Is my loft suitable for conversion?
A loft is usually suitable for conversion if there is enough head height, a roof structure that can be adapted and space for a staircase. A common rule of thumb is at least 2.2m from the top of the ceiling joists to the underside of the ridge, though dormers and mansards can create height where it is short. Modern trussed roofs need more structural work. We check all of this at the survey.
Do I need planning permission for a loft conversion?
Whether a loft conversion needs planning permission depends on its size and design, your home's location, whether it is listed or in a conservation area, and which UK nation you live in. In England, many conversions fall under permitted development if the added volume is within 40m³ for terraced houses or 50m³ for other houses and nothing extends beyond the front roof slope. We check what applies before quoting.
What fire safety measures does a loft conversion need?
A loft conversion needs a safe way out in a fire, because the new room is high above the ground. This usually means a protected stair route down to an exit, with fire doors onto the stairway, mains-linked smoke alarms on each floor and sometimes an escape window. The exact approach depends on your house layout. Building control checks these measures before signing off the work.
Can we stay at home during a loft conversion?
Most people stay at home during a loft conversion, because much of the work happens from scaffolding outside and the roof is opened up from above. The most disruptive point is near the end, when we break through the ceiling to fit the new staircase, which usually takes a few days. We put up dust screens on the landing and plan noisy work for reasonable hours.
Where will the new staircase go?
The new staircase usually sits above the existing stairs, rising from the landing so it uses space that is already circulation. Sometimes it needs to come from a small bedroom or box room, which reduces that room's size. Building regulations set rules on headroom, step size and handrails, with some flexibility for lofts. We look at options at the survey and show you how each affects the floor below.
Does the Party Wall Act apply to a loft conversion?
The Party Wall etc. Act 1996 applies in England and Wales only, and loft conversions on terraced and semi-detached houses often fall within it, because steel beams are usually set into the shared wall. You must serve notice on the neighbour before work starts, and they can agree or appoint a surveyor. Scotland and Northern Ireland have no equivalent Act. We tell you during the survey whether notices are likely.
Can I put a bathroom in my loft?
A bathroom or shower room can usually be added in a loft conversion if waste pipes can reach the soil stack with enough fall, or a pumped system can be used. Dormers make this easier because they give standing height for a shower. Water pressure, extraction and the position of the boiler also matter. We plan the bathroom layout at the design stage so pipes are hidden in the structure.