House conversion ---Building Regs ?

[alfaman]

This is one for the Property Developers ......

I am considering buying a 3 storey house to convert into 3 flats...... I think I could get Planning Permission ....but

Am I right in assuming that in conversions ( as opposed to a normal "renovation" )the new flats would need to meet the same Building Reg's that "new build" flats are subject to ?

e.g:

Double Glazing ,Wall Insulation , Ventilation , Sound Proofed floors , High efficiency boilers , Fire Proofing etc. etc.

( in which case the economics probably wouldn't stack up )

Thanks for any advice..

>> Edited by alfaman on Thursday 10th November 20:19

[MrV]

Yep your quiet right you will have to bring it all up to new build regs ,sorry to be the bearer of bad news

[plug]

I am a carpenter working for a builder who is currently converting a 3 story house into 4 flats, he has said due to all the regulations concerning sound and fire regs he has to have 4 flats as there is no profit in just doing 3, but it all depends on the purchase cost of the building and what you can sell the flats for at the end.

[alfaman]

Thanks for the advice guys - as I feared

FWIW : I could probably negotiate the price down to £225-230 k ish for the 3 1/2 floor semi with c. 1900 ft2. ,

Sales price on 1x2 bed flat and 2 (large) 1 bed flats would be c. £340 - £370k (its a cheap area of the South East close to London ),

but I think the dev. costs could be as much as £100k if I need new floors,ceilings , insulated walls , new windows and conservatory etc. etc.etc. ..... so not really enough margin in it allowing for risks and fees.

[4WD]

I converted an office in London into an apartment. As it was a change of use I had to meet the (then) 2003 regulations. Was a royal pain in the arse. Things you may not realise might need changing, like building external fire escapes, how the electricity is routed around the building, type of glass in all windows, heat loss from external walls, it goes on and on. Keep 20k spare just for emergencies. The 2005 regs are even tougher.

>> Edited by 4WD on Thursday 10th November 21:42

[MrV]

Just a quick thought is it 3 stories plus a loft ,if so theres scope to convert to a 4th flat ,or has it a basement anther way of adding to the turn over

[alfaman]

MrV said:

Just a quick thought is it 3 stories plus a loft ,if so theres scope to convert to a 4th flat ,or has it a basement anther way of adding to the turn over

Its basically a semi on a steep hill ( slopes steeply front to back ) :- very large basement open to the rear garden( would be a large 1 bed flat - but lots of work needed ) , plus ground floor (= large 1 bed flat), 1st floor (same or 2 beds with loft ) , plus large loft (bedsit ? ).

You may be right - the numbers may well stack up if converted to 4 flats - not sure what the council planners would say regarding parking though as there is not enough space for off-road parking, and 4 flats could add a lot of congestion car-wise.

[ncs]

Drop me a line if I can help in any way with material costs

Nick
(timber merchant)

[Parrot of doom]

Please by sympathetic to the existing building, with regard to architectural features (such as sliding sash windows and stonework).

I hate seeing house conversions where the landlord has ripped out beautiful wooden windows and replaced them with plastic filth.