ᐅ Attic conversion in a 25-degree hip roof – a practical undertaking?
Created on: 24 Oct 2023 13:38
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Hausgestalten
Hello forum,
We are considering purchasing a large bungalow with 200m² (2,150 sq ft) of living space. Despite the generous size, there are only three rooms, and we are missing two additional rooms (children’s bedrooms) for our family. We want to rule out dividing the space with drywall partitions because the floor plan (window distribution, hallway location) does not support this well. The bungalow is very well-maintained (and only 8 years old) and feels well-designed in its layout.
Now the question is to what extent this bungalow has potential for converting the attic. The building footprint measures 22m x 12.5m (72 ft x 41 ft).
Are there any self-builders here who have completed an attic conversion with a 25-degree roof pitch? Are dormer windows necessary, or would floor-to-ceiling skylights (such as Velux windows) also create a good room atmosphere? How much usable space could we realistically gain?
Another question relates to the costs of such a project. Would a budget of $50,000 be sufficient, or is that too low?
Thank you in advance for sharing your experiences.
We are considering purchasing a large bungalow with 200m² (2,150 sq ft) of living space. Despite the generous size, there are only three rooms, and we are missing two additional rooms (children’s bedrooms) for our family. We want to rule out dividing the space with drywall partitions because the floor plan (window distribution, hallway location) does not support this well. The bungalow is very well-maintained (and only 8 years old) and feels well-designed in its layout.
Now the question is to what extent this bungalow has potential for converting the attic. The building footprint measures 22m x 12.5m (72 ft x 41 ft).
Are there any self-builders here who have completed an attic conversion with a 25-degree roof pitch? Are dormer windows necessary, or would floor-to-ceiling skylights (such as Velux windows) also create a good room atmosphere? How much usable space could we realistically gain?
Another question relates to the costs of such a project. Would a budget of $50,000 be sufficient, or is that too low?
Thank you in advance for sharing your experiences.
Lower Saxony Building Code Par. 43, Habitable Rooms, Par. 33, Escape Routes, Par. 34 Stairs, and following.
I actually thought that spiral staircases are not suitable as an escape route. But the architect might know better.
That corresponds to about 60 cm (24 inches) clear width. I consider that too narrow for official habitable rooms to be accessible.
According to the building code, in my opinion, you would not get approval for this room either. These will be rooms that are either too small and/or have insufficient ceiling height.
At most, I would set up an office there, but no children's bedrooms. In case of a fire, you wouldn’t be able to get them out.
A second escape route becomes especially important if the first escape route is limited.
A dormer spanning the entire width would be possible, but with your budget it might be difficult to afford.
Since you are not skilled in construction work, you will have to have everything done by others, which increases the cost.
I actually thought that spiral staircases are not suitable as an escape route. But the architect might know better.
Hausgestalten schrieb:
Spiral staircase with 140-160 cm diameter
That corresponds to about 60 cm (24 inches) clear width. I consider that too narrow for official habitable rooms to be accessible.
According to the building code, in my opinion, you would not get approval for this room either. These will be rooms that are either too small and/or have insufficient ceiling height.
At most, I would set up an office there, but no children's bedrooms. In case of a fire, you wouldn’t be able to get them out.
A second escape route becomes especially important if the first escape route is limited.
A dormer spanning the entire width would be possible, but with your budget it might be difficult to afford.
Since you are not skilled in construction work, you will have to have everything done by others, which increases the cost.
H
Hausgestalten25 Oct 2023 11:44By the way, this is how we arrived at the 70k. We received this example calculation from the real estate agent.
That’s correct, the roof is not insulated, only the ceiling between floors. So that would need to be done as part of any possible conversion.
A gas heating system is installed. The photovoltaic system has a relatively high feed-in tariff of 18 cents and would continue to operate under that rate until the subsidy expires. We were thinking about adding a balcony solar system (e.g. on the garage) for additional energy generation, in case we get an electric car in the future and need to install a battery storage system and charging station. We’re just at the beginning with this and are currently gathering information about what makes sense.
The bungalow is supposed to cost 650K, so it’s quite a significant amount of money.
We have become quite fond of the spaciousness of the rooms. Still, costs and benefits need to be carefully weighed against each other, clearly.
hanghaus2023 schrieb:
I can’t imagine that you can’t plan this without converting the attic.
I’ll quote myself.
In my opinion, it’s quite doable.
The forum members here will gladly show you that.
Perhaps 50k would be sufficient.
Although it looks like neither the roof nor the ceiling is insulated in the attic.
What kind of heating is installed?
What is the bungalow supposed to cost?
That’s correct, the roof is not insulated, only the ceiling between floors. So that would need to be done as part of any possible conversion.
A gas heating system is installed. The photovoltaic system has a relatively high feed-in tariff of 18 cents and would continue to operate under that rate until the subsidy expires. We were thinking about adding a balcony solar system (e.g. on the garage) for additional energy generation, in case we get an electric car in the future and need to install a battery storage system and charging station. We’re just at the beginning with this and are currently gathering information about what makes sense.
The bungalow is supposed to cost 650K, so it’s quite a significant amount of money.
We have become quite fond of the spaciousness of the rooms. Still, costs and benefits need to be carefully weighed against each other, clearly.
So, if you really want rooms at the top, I believe that even with dormers it might not be feasible, and it might not even be officially approved. The only proper option, if allowed by the development plan, would probably be to raise the roof. But that definitely can’t be done with a budget of 50,000 to 70,000 €.
Even then, it is hardly enough to create space with dormers and such for two rooms and a bathroom.
So, either you invest significantly more money and possibly build upwards, or you adjust the floor plan. In my opinion, this essentially only affects the kitchen, which could be partly separated into an office or utility room and possibly opened up towards the living/dining area and/or conservatory.
Even then, it is hardly enough to create space with dormers and such for two rooms and a bathroom.
So, either you invest significantly more money and possibly build upwards, or you adjust the floor plan. In my opinion, this essentially only affects the kitchen, which could be partly separated into an office or utility room and possibly opened up towards the living/dining area and/or conservatory.
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Costruttrice25 Oct 2023 11:55Hausgestalten schrieb:
We fell in love with the spaciousness of the rooms. Nevertheless, costs and benefits clearly need to be weighed against each other.I can relate to that; you see a house and are impressed by the layout and the sense of space. Then it’s natural to consider whether the remaining requirements can be accommodated elsewhere.
The other aspect is feasibility in reality. I wouldn’t rely on the real estate agent for this, since their goal is to sell the property. Instead, I would consult an expert or architect. They can provide a more realistic estimate of the costs, although even then, there is no guarantee it won’t end up being more expensive.
Hausgestalten schrieb:
...because 70k is our maximum desired amount. Through the sale of land, we will have significantly more available, but we still don't want to waste money unnecessarily if the final result in the new upper floor is disappointing.Any money spent here would be "wasted," since you need a station wagon and have found a convertible with a color and parking space you like. *Post#24[If you really want an attic, ... because this roof simply was not designed for conversion into living space. So I don't understand your reasoning.]fully agree*Hausgestalten schrieb:
We’ve fallen a bit in love with the spaciousness of the rooms. Nevertheless, costs and benefits clearly have to be weighed against each other.From an economic perspective, this is suicidal, and if you follow the sensible renovation suggestion from @Costruttrice, there will be no trace left of the generous room sizes. The house is like a livable Derrick film set – economically sensible houses are a different matter.If you can put a 1 before the budget (with a lot of your own work) or a 2 for "turnkey" (> 820k or 920k excluding additional costs!), then get the building file to discuss the renovation of the ground floor as well as the development plan, in order to sensibly consider both the ground floor renovation and an extension on top – although this would only make sense with a second dwelling unit. Then I’ll be happy to come back, because I have zero interest in more posts about chipboard props.
https://www.instagram.com/11antgmxde/
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hanghaus202325 Oct 2023 12:28Here is my suggestion.
This could work.
This could work.
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