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 offer a loft conversion across County Tyrone, and Cookstown is one of the places we cover, along with nearby Magherafelt, Dungannon and Portadown. Before anything is agreed we visit, check the existing structure and talk through your options. You then receive a written quote setting out the full scope; for most homes in Northern Ireland it sits within £26,000–£56,000 including VAT.
- Guide price
- £26,000–£56,000 inc VAT
- Time on site
- 6–10 weeks on site
- Postcodes
- BT80
- Planning rules
- Northern Ireland
- Local area
- County Tyrone
- Survey
- Free, with a written quote
What should you budget for a loft conversion in Cookstown?
What should you budget for a loft conversion in Cookstown? Use the figures below as a starting point. Prices in Northern Ireland sit about 14% below the national guide, so the range here is £26,000–£56,000 including VAT. Your fixed price comes in writing once we've surveyed the property, at no charge.
| Type of job | What it usually involves | Guide in Cookstown |
|---|---|---|
| Rooflight conversion | Rooflights in the existing slope, a new floor, staircase and insulation, where head height already works. | £17,000–£30,000 |
| Dormer conversion | A rear dormer adding headroom and floor space, often with a bedroom and shower room. | £27,500–£52,000 |
| Hip-to-gable or mansard | Larger structural changes to the roof for the maximum usable space. | £43,000–£73,000 |
The main things that change the figure:
- Conversion type: rooflight, dormer, hip-to-gable or mansard
- Floor area, existing head height and roof structure
- Adding a shower room or en-suite in the roof
- Staircase layout, fire doors and the level of finishes
What’s included?
- Structural calculations and steel beams where needed
- 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
- Electrics, heating and plumbing by qualified trades, with certificates
- Plastering, internal doors and building control sign-off
Local housing and a loft conversion
Tyrone is largely rural, with detached houses and bungalows on individual plots across the countryside, many finished in render or roughcast. Omagh, Dungannon, Cookstown and Strabane have Victorian terraced streets, post-war estates and newer developments, and stone farmhouses survive in older rural areas.
Rural detached homes commonly take extensions, loft rooms, porches and driveways, and older houses may need re-roofing and re-rendering. Town terraces suit rear extensions and window replacement.
Building traditions across County Tyrone also raise conservation and planning questions, so we check those for a loft conversion in Cookstown at the survey stage.
Do you need permission in Cookstown?
Each UK nation sets its own consent rules, and Cookstown is in Northern Ireland. What follows is a plain summary; we check the specifics for your property with the council before pricing anything.
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.
From survey to handover
A visit to your home
It starts with a survey at the property, free of charge. We check condition, access and services, ask how you want the finished result to look, and answer any questions you have about a loft conversion.
Your fixed price
We put everything into a written, fixed-price quote: the specification, what's excluded, staged payments and the expected time on site. Take whatever time you need to decide; there's no pressure to commit.
Booking the work
Next comes planning the work itself. We set a start date that suits you, line up the right trades, and make sure any approvals for a loft conversion are in place before the first day on site.
The work itself
Work goes ahead as scheduled and you deal with one contact throughout. When the last trade leaves, we clear and clean the site, talk you through what has been done and pass on any certificates and care instructions.
What you can expect from us
Loft conversions in Cookstown: questions
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.
Can I stay at home during the work?
In most cases, yes. Most people can live at home throughout, and we plan the work to keep disruption down by protecting floors, agreeing working hours and keeping access routes clear. Bigger jobs affecting kitchens, bathrooms or heating may mean a short spell with reduced facilities, and we talk this through with you at the survey.
How much does a loft conversion cost?
A typical dormer loft conversion on a 3-bed semi costs £26,000–£56,000. 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 the price fixed?
Yes, for the specification we agree. Your written quote sets out exactly what is included at a fixed price. It only changes if you ask for something different, or if a problem the survey could not reasonably reveal later needs extra work. In either case we explain the change and confirm it in writing before going ahead.
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.
Nearby towns
Our coverage in Cookstown includes BT80. We also travel to Magherafelt, Dungannon and Portadown, so neighbouring addresses are looked after on exactly the same terms as those in town.